
\ 




Class __T H A 'o o 

Book_ J\3 _ 

Copyright N°_ '‘l 6 ^ 

COFfRIGHT DEPOSIT. 



\ 










UilRARY of XWHOKSSj 

(vwc QOPIHS rtWttlfW* 

OCi 9 1905 

Gopyngfft tmnr 

OcJ. 9. 19 oi 

OldftSS Ol m& «« 

122333. 

COW ». 







The 


Building Estimator 


William Arthur 

OMAHA, NEB. 

Box 482 


", 

Us 

>s* 


VM 

A 


Cloth, $ 1.50 


Copyright, 1904. 1905, by William Arthur 





o 


iV 


PREFACEU'-^ 

We someti\nfes !?car of books being sent from publisher to publisher 
for weary months and being at last rejected. This one was never sent 
from home. For what seemed good reasons I concluded to publish it 
myself. 

The illustrations are mostly taken from local sources, but I have had 
a wide enough experience to draw a fair average of time required on 
all kinds of work. In addition to an apprenticeship on the other side 
of the Atlantic, and another apprenticeship as a contractor in the West, 
I spent three years in the city of New York, and half as long in each 
of the western capitals—Chicago and St. Louis. This much to satisfy 
those who read the preface that the book was not compiled by a the¬ 
orist. No matter where work is done, if it is done right there is not 
such a great amount of difference in the time required. 

For the last three years I have been in the Chief Engineer’s office of 
the Union Pacific Railroad making plans and estimates for shops, etc. 
The old saying runs, “If you want to find out how little you know 
of a subject, write about it.” No one can be more sensible than I 
of how far this comes short of being an ideal book, and yet it is much 
better than it would have been had the railroad experience not been 
added to the total, as that showed larger quantities handled on 
another class of work than falls to the average contractor. 

Doctor Johnson, the dictionary man, used to pride himself on his 
prefaces, for in them he explained how a book should be written, and 
why it was impossible so to write it. The Engineering News in a 
recent complaint over the dearth of technical books written by practical 
men forgot to mention, among other reasons for the deficiency, that 
the perspective looks so much better than the building as to induce a 
feeling of discouragement. And yet, it is better that it is so; for all 
men and railroads, all arts and sciences, and most books, like trees, 
must grow or rot. If, therefore, while there is much here that is not 
elsewhere, you meet the common fault of such works—a lack of some¬ 
thing that ought to be shown in capital letters—it is to be regarded 
not so much as a blemish, as a sign that progress is still possible, and 
as a flattering invitation to try your skill as an author and make two 
words grow where only one grew before. 

We are great believers in advertising here, but I read the other day 
in an interesting book, “Of one thing there can be no doubt whatever 
—for one volume sold in consequence of a newspaper advertisement, 
a thousand are sold by casual mention on the part of appreciative 
readers.” While advertising is undoubtedly good, a personal recom¬ 
mendation carries more weight, and those who find this book of use 
will know their duty—Pass it along. The more a gold mine is worked 
the poorer it becomes: the more a book of this kind is worked and 
added to and corrected the richer is the return for everybody. A 
reasonable critic is a public benefactor. 

Omaha, Nebraska, U. S. A., ^ 

June 25, 1904. 


SECOND EDITION. 

The Index of the first edition was deficient, and an entirely new one 
is now presented. The matter from page 150 to the end is also new. 
By leading the work it would have had about fifty more pages with 
the same matter, but technical books are not valued for size or weight. 
My thanks are due to all who bought the first edition of the Building 
Estimator, and especially to those among them who recommended it 
to others. Oct. 1905. 


TABLE OF CONTENTS. 

Introductory.Page 1. 

PART 1. 

APPROXIMATE ESTIMATING. 

Excavating, Piling, Concrete, Rubble. 8 

Cut Stone, Brickwork, Steel and Iron..,. 8 

Carpentry. 9 

Tin and Galvanized Iron. 16 

Plaster, Millwork, Paint. 17 

Percentages. 18 

Manufacturing Buildings.•. 21 

Relative Cost of Brick and Glass. 22 

General. 147 


PART 2. 

Chapter. DETAILED ESTIMATING. 

1 Excavation. 23 

2 Piling. 23 

3 Concrete. 24 

4 Stonework. 33 

5 Brickwork.•.... 40 

6 Municipal work. 51 

7 Fire-proofing. 60 

8 Plaster. 64 

9 Carpenter and Joiner work. 68 

10 Millwork and Glass. 86 

11 Glass...,. 92 

12 Structural Steel and Iron. 93 

13 Tin, Galvanized Iron, Copper, etc. 98 

14 Roofing. 102 

15 Painting. 110 

16 Hardware. 117 

17 Plumbing and Gas-fitting. 123 

18 Heating and Lighting. 128 

19 Tiling. 132 

20 Odds and Ends. 135 

21 Standard Sizes and Grades. 137 

22 A Standard 80-ft., 85-ft. and 90-ft. 10-Stall Engine-house. 143 

23 Square and Cubic ft. prices.. . 147 

24 Price Book. 165 

25 Reinforced Concrete and Cement Stone. 165 

26 Hints on House Building. 166 

27 Cottages in Spain. 179 


ABBREVIATIONS. 


bin board measure 
cf cubic foot or feet 
ci cubic inch or inches 
cy cubic yard or yards 
col column 
diam diameter 


d and m dressed and matched 
d m and b dressed, matched and 
beaded 
ex expanded 
fob free on board 
If.lineal foot or feet 







































M 1000 
m measure 

mult multiply or -plied 

OG, PG styles of door moldings 

ps piece 

pcs pieces 

q s quarter-sawed 


s g straight-grained 
surf surface 

sq square, squares, 100 sq ft 
Y O vertical-grained 
wp white pine 
yp yellow pine 
' " feet and inches 


INDEX. 


Abutment. . 34 

A etylene. 131 132 

Acid. 51 

Anchors... 13 98 

Approx, estimating. 5-22 

Arches, jack.46 

Ash pit. 160 

Ashlar: 

measurement. 37 

price. 37 

rock-face. 38 

setting. 38 

Asphalt. 58 

Backing: 

brick. 43 

rubble, concrete. 57 

Barbed wire. 120 

Base. 78 79 89 175 

cement. 33 

marble. 164 

outside. 171 

Baths. 127 

Battens.89 

Bins. 162 

Blackboards. 68 108 

Blacksmith shops. . .150 153 161 162 


Blinds.81 89 173 

Blocks. 89 

Boards, roof. 171 

Boilers. 44 127 128 

Boiler shops. 150 153 

Bolts. 119 

Bonds. 136 137 

Brackets. 90 

Brass foot rail... 164 

Brickwork: 

arches. 45 46 

backing, nogging.43 

brick or glass?.22 

brick sizes.41 42 138 

brick, stone or wood. 167 

cost. 43 

enamel. 46 

hollow walls. 43 

labor. 48 51 


measurement (plan at front) 


miscellaneous 

mortar. 

quantity. 

sand. 

shoved work, 
sidewalks. . . . 
stacking. 


8 40 41 42 43 45 

. 46 

. 46 47 48 

. 41 42 

. 47 

.43 

. 53 

. 45 


Brickwork: 

stacks. 44 

underpinning... 43 

veneering. 57 

waste. 43 

Bridge piers. 35 36 

Bridging. 9 14 72 82 91 

Burlap. 116 177 

Butts. 121 

Cable. 59 

Calsomining. 113 

Carpentry labor on cottages. 181 

on shops. 162 

Car shops. 150 

machine shops.156 

percentages. 161 

repair shops. 156 

smith. 156 

Carey roofing. 103 

Cases. 17 91 164 

Casings. 89 175 

Cast-iron. 93 94 

Cast-iron cols. 94 

Caulking. 103 

Cedar block paving. 53 

Ceiling. 13 17 78 86 139 

Ceilings. 77 78 101 170 184 

< ellar paving. 53 

Cellars. 168 

Cement: 

base. 33 

Keene’s best.•.. . 64 

La Farge. . 40 

' production. 32 

quantities. 65 66 

sidewalks. 33 53 58 

slate. 105 

stone. 166 

water-table. 32 

weight. 138 

Centers. . 45 62 64 

Cesspools. 44 

Chain railing.. 58 

Chimney stacks.44 148 

Chimneys.. 44 45 169 

China closets. 81 

Chipped brick. 51 

Cisterns. 44 164 

Cleaning brick. 45 

concrete. 166 

iron. 112 

Closets. 169 

Coal chute. 160 

Coal hole covers. 98 







































































































Coal shed. 


. 160 

Engine Houses. . .rectangular. . 146 

CoUl water paint. 


116 117 

leinforced concrete. 

. 163 

Color mortar. 


.48 

Erecting shops. 

. 152 

Concrete: 



Excavation. 

8 23 57 167 

approx. 


. 8 

Expanded metal. .. 62 

63 64 67 165 

cinder. 


. 63 

Expansion joints. 

. 128 

cost. 


... 25 27 

Extras. 


floors. 


. 33 

Felt, tar. 

. 103 

forms. 


. 24 

Fences. 

... 16 71 98 

holes in. 


... 32 95 

Filling. 

... 23 57 58 

labor. 


... 24 25 

Finish. 

. 86 141 

machine vs. hand. . 


. 25 

F ire Engine houses. . . . 

. 147 

partitions. 


. 63 

Fire escapes. 

. 98 

platforms. 


. 57 

Fire loss. 

. 60 

quantities. 


. . . 26-31 

Fire walls, engine ouse 

. 147 

sidewalks. 


... 33 53 

Fire proofing: 


steps. 


. 57 

centering. 

... 45 62 64 

tables. 


... 29 30 

cost. 

. 60 

voids. 


26 28 31 

ex-metal. 

... 62 63 64 

water-table. 


. 32 

hauli g. 

. 62 

weight. 


. 31 

hollow tile. 

. 61 

Conduits. 


.59 

labor. 

. 62 

Conduits, reinforced concrete . . . 166 

mortar. 

. 62 

Contract, uniform. 


. 5 

waste. 

. 62 

Coping, wall. 


. 46 

windows. 

. 64 

Copper. 


. 102 107 

Flagging. 

. 58 

Corner boards. 


. 171 

Flooring: 

- 

Cornices. .... 17 

68 

72 84 100 

hardwood. 

. 75 

Corrugated iron. 


. 165 

kind per sq. 

... 13 14 15 

Cost of buildings per sq ft.. 

. 148-162 

length, size. 

.... 139 142 

Cost of shops. 


. 149-162 

maple. 

. 91 142 

Cottages. 


. 179 

oak. 

. 91 

cost. 


. 181-183 

plank, quantity. . . 

.85 

Counters. 


.. 91 148 

rift, q. s., v. g. 

. . . . 141 174 

Covering of joists. 


. 13 

quantities. 

. 85 86 

pipe. 


. 128 129 

sq. edged. 

. 74 

roofs.. . . 



2 inch. 

. 74 

studs. 


. 14 

Floors: 


('ranes. 


. . 97 162 

concrete. 

. 33 

Crematory. 


. 160 

filling. 

. 115 

Creosoting. 


... 56 82 

finish. 

. 92 115 179 

Cresting. 


. 90 

hardwood. 

. 91 

Crowning. 


... 70 91 

labor. 

70 73-76 85 

Crusher, stone. 


. 31 

parquet. 

. 91 

Curbing. 


54 56 58 

per sq. 

. ... 9 13 14 

Cut stone. 


. 8 37-39 

remarks. 

. 174 

Deafening quilt. 


. 135 

Flue linings. 

. 45 

Dimension lumber .... 

39 

68 81 82 

Flush tanks. 

. 56 

Discount. 


... 87 92 

Fly screens. 

. 173 

Doors. . 17 79 80 87 88 

125 127 175 

Fo t rail. 

. 164 

warehouse. 


. 88 

Foundations. 

24 34 42 168 

Dormers. 


. 169 

Foundry. 

154 16J 161 

Drawers. . . . 


91 

Frame stations . 

. 148 

Drilling holes. 


. 95 

Frames, window and door.88 

Drop pit. 


. 145 

Freight car repair shops 

. 156 

Drop siding. 


. 139 

Freight t ar repair shed . 

. 160 

Dry kiln. 


. 150 60 

Furnaces. 

130 131 179 

Dumb waiters. 


. 120 

Furring. 

. . . 16 72 85 

Earth slope. 


. 23 

Gables, per sq. 

. 14 

Elaterite roofing. 


. 103 

Galvanized iron. 

. . 16 99 100 

Elect ric work. 


. 132 

Galvanized large pipe. . 

. 165 

Elevators. 


. 136 

Gas pipe rail. 

. 98 128 

Embankment walls. . . . 


. 34 

Gates. 

. 98 

Enamel brick. 


. 46 

Girders. 

. 81 170 

Engine houses. 


. 143-147 

Glass: 


• fire walls. 


. 147 

or brick?. 

.22 



























































































































Glass: 

discount.92 

kind. 175 

price. 92 93 

putty.93 

setting. 92 93 

weight. 93 

Gold leaf. 110 

Grades, lumber. 137-143 

Graining. 115 

Granite. 37 57 

Gratings. 98 

Gravel roofs.. 13 58 102 

Grilles. 90 

Grounds. 76 85 173 

Gutters. 73 84 99 

Hair. 67 

Hangers, anchors. 98 

Hardware. 117 122 123 177 

for windows.. 122 

Hardwood finish. 114 

floors. 91 

Hauling. 40 

Heating. 128 130 179 

Hinges. 98 121 

Holes in concrete. 32 95 

stone. 39 40 

Hospitals.148 

Hotels. 148 

Ice houses. 150 160 164 

Insurance. 6 136 137 

Tron: 

approx. 8 

cost. 58 93 94 

cols., wt. 94 

corrugated. 101 102 165 

cost - .. 98 

labor. 98 

setting. 95 96 

weight. 94 95 

wrought. 95 

Jack arches.•.46 

Jamb guards. 120 

Jambs. 89 

Joints. 174 

Joists, per sq. 10 11 12 

crowning. 70 91 

size, sizing, etc. . . 70 81 82 170 

Keene’s cement.64 177 

Labor: 

brick. 48 49 50 51 

bridge piers. 36 

flooring, 2 inch.. 70 

granite. 37 

iron. 98 

joists. 70 

lumber. 68 69 70 71 72 

paving. 53 54 

per sq. 9 

plank.70 

plaster. . . .. 67 

platforms.71 

rubble. 36 

sheeting. 70 

sheet steel. 97 

sleepers.70 


Labor: 

stone, cut. 39 

trestle work. 71 

trusses. 70 

Ladders. 98 164 

La Farge cement. .. 40 

Lag screws. 119 

Lathing. 64 65 118 140 177 

Lavatories. 127 149 159 

Lead pipe. . .*. 56 

Lead weights. 120 

Letters in stone.40 

Libraries. 148 

Lighting. 92 98 131 132 

Lining, door. 98 

Locks. 121 122 

Lumber, grades.. . 140 141 

labor. < 8-73 

material. 81-86 

measurement. 141 

sheds. 160 163 

sizes. 138-141 

unloading. 136 

Lunch counters.. . 148 

Machine shops. 149 152 153 

Mahogany wainscoting. 164 

Manholes. 55 56 59 

Maple flooring. 91 142 174 

Marble. 127 164 

Measurement. 7 

Metal ceilings. 101 

Metal wainscoting. 101 

Meters. 125 128 

Mill construction.* 12 71 72 

Millwork, approx. 17 

general. 86-92 172-176 

sizes. 142 

Mineral paint. 113 

Mineral wool. 135 

Mistakes. 184 

Mixed paint. 113 

Mold. 58 

Moldings. 87 89 

Mortar for brick. 46 47 48 

color. 48 

for plaster. 66 177 

for stone. 34 35 36 39 

Muriatic acid. 51 

Nails. 9 117 118 

Nogging. 43 

Number of brick. 53 54 

Number of joists. 9 

Oak finish. 90 

floors. 75 86 91 92 174 

wainscoting. 78 90 

Ochre. 113 

Office buildings. 148 159 160 

Oil houses. 149 157 

Outside walls. 14 

Painting: 

approx. 15 17 

brushes. 117 

cold water. 116 

cost. 113 114 115 

filling. 115 

floors. 115 179 
































































































































Painting: 


gold leaf. 



. . . lit) 

hardwood. 



... 114 

in general. 



... 178 

labor and material. . 


112 113 

measurement.. . 



... 110 

mineral. 



... 113 

mixed. 



... 113 

ochre. 



... 113 

on iron. 



... 112 

on plaster. 



... 113 

proportion. 



... 110 

put ty. 



... 112 

quantities. . . . 

110 

111 

112 114 

rubbing. 



... 115 

sanding. 



... 113 

shingle stain. . . 



113 114 

staining. 



... 115 

weight. 



... Ill 

Paint shop. 



... 160 

Paneling. 



. 90 

Pantries. 



.... 81 

Paper. 

. 13 85 

103 171 

Partitions. 



. 14 17 

iron. 



. 63 

office. . 



90 

Parquet floors. 



. 91 

Passenger car repair 

shops.. . 

... 154 

Passenger car paint : 

shops.. . . 

. . . 155 

Patent roofs. 



103 104 

Pattern shops. 



... 154 

Paving. 



. 52-56 

asphalt. 



. 53 58 

cedar block. . . . 



.... 53 

creosoted block. 



.... 56 

flagstone. 



. 38 58 

labor. 



. 53 54 

no. of brick. . . . 



. 53 54 

Percentages of cost. 




. 18 

-22 

161 

180-184 

Piers. 



34 168 

Piling. 8 23 

57 

149 

150 161 

Pipe:. 59 

124- 

126 

129 165 

covering. 



128 129 

labor. 



... 129 

Pickets. 



. . . . 91 

Pitch roof. 


83 

103 171 

Pits, engine house. . 



... 145 

transfer. 



. . . 146 

Planing mill. 



. . . 156 

Plank. 



. 12 70 

Plaster . 

14-1 

7 64 

-68 177 

back. 



.... 64 

blackboards. . . . 



.... 68 

cornices. 



. .. •. 68 

cost. 


.. 64 65 67 

hair. 



.... 67 

heating. 



.... 67 

kind. 



.... 67 

labor. 



.... 67 

lime. 



.... 67 

measurement.. . 



.... 64 

muslin. 



.... 67 

of paris. 



.... 67 

outside. 



.... 68 

putty. 



.... 67 


Plaster: 

quantities.i. 66 

sand. 65 

stucco. 65 

Platforms and roofs. 16 

Plugs, wall., .. . 120 

Plumbing: labor. 124 

material. 125-128 

Pointing.■.. 40 51 

Porches. 76 90 172 

Porch piers. 168 

Portland cement, Chap. 3. .. 138 168 

Power plants. 150 151 

Pressed brick. 45 46 50 51 

Price book. 165 

Profit.‘. 7 

Puttying. 112 177 

Quantities, per sq. 10 

Q. S. flooring. 141 174 

Radiation. 128 129 

Rafters. 82 170 

Railing: bronze. 58 

gas pipe. 58 

iron. 58 

Raising roofs. 136 

Rectangular engine house. 146 

Registers. 131 

Reinforced concrete. 165 

Relative cost of brick and glass.. . 22 

Reserve per cent. 6 

Residences, cost. 148 

Rift flooring. 141 174 

“Riverside” figures.57-59 

Rivets. 96 97 

Roofs: 

gravel. 102 

patent. 103 104 

per sq. 9 15 16 

slate. 104 

tile. 108 109 

Rooms. 169 

Rope. 123 

Roundhouses. 143-147 158 


Rubble. 

. 8 34 36 58 59 

Ruberoid. 

. 104 

Sand. 

. 47 65 

Sand houses. . . 

. 163 

Sanding. 

. 113 

Sash: balances. 

122 

chain, etc. 

. 120 

cord.. . 

. 120 

glazing. . . 

. 93 

price. 

.87 

thickness. 

. 142 

weight. . . 

. 88 119 

Schools.. 

. 147 

Screens. 

. 89 

Scroll work. . . 

. 172 

Sewe" pipe. .. . 

. 55 56 59 160 

Sewers. . ..... 

54 55 56 58 123 125 

Sheathing. . . . 

. 140 171 

Sheeting. 

. 11 13 14 15 83 

Sheet lead. . . . 

. 128 

Sheet piling. . . 

. 23 

Sheet steel. . .. 

. 97 

Shelving. 

. 81 149 


































































































































Shingles. . 14 15 72 

84 

140 171 176 

Store fronts. 

. . . 15 17 76 88 

nails. 


. .. . 118 171 

Stores. 


. . . . 12 

stains.. 


.... 113 171 

Stores and flats. 


. . . 148 

tin.. 


. . . . 101 102 

Storehouses. 

. . . 149 

157 160 

Shiplap. 13 14 

15 71 83 139 

Storm sash. 


.... 87 

Shops, railroad: cost. 


.144 149-164 

Street paving. 


. 52 56 

carpenter labor. , 


. 162 

Studs. 

. 14 

82 170 

dimensions. 


. 97 

Sub-bids. 


. . . . 5 

Shutters, iron. 


.. 98 

Surfacing. 


. . . . 91 

Sideboards. 


. 80 

System. 


. .. . 4 

Sidewalks. 


. . 33 53 169 

Tanks. 


... 97 

Siding. 14 72 

84 

140 172 176 

Tar paper. 

. 14 

85 103 

steel. 


. 102 

Telford road. 


.... 58 

Sills. 


. 170 

Thresholds. 


.... 89 

Sinks. 


. 127 

Tile. 

. . . . 15 

108 109 

Sizes of mill work.. . 


. . . . 142 143 

Tiling. 


132-134 

Sizes, standard. 


. . . . 137-143 

Timber. 

% 

.... 57 

Sizing for paint. 


. 113 

Tin. 

15 16 98 

; 99 176 

Sizing joists. 


. 70 

Towers. 

71 106 

108 172 

Skylights. 


. 99 

Track. 


. . . 165 

Slate: approx. 


. 15 16 

Transfer pit. 


146 160 

blackboards. .. . 


. 108 

Tubs. 


... 128 

cement. 


. 105 

Turntables. 

. . . 147 

160 165 

cost, f. o. b. . . . 


. 104 

Umbrella sheds. 


. . . . 16 

description. 


. 107 

Uniform contract. . . 


.... 5 

labor. 


. . . . 105 106 

Unloading. 

.... 24 

135 136 

partitions. 


... 125 127 

Upholstery. 


. . . 160 

quantity. 


. 106 

Valves. 


126-128 

size. 


. 107 

Vault linings. 


.... 98 

Sleepers. 


. . . 11 12 70 

Veneering, brick . . . 


.... 51 

Sliding doors. 


. 79 120 122 

Ventilators. 


.... 99 

Sliding ladders. 


. 164 

Vent pipe. 


... 124 

Slope. 


. 23 35 

Wainscoting. 



Snow guards. 


. 108 

.. 17 78 86 90 

92 101 

164 175 

Sod. 


. 58 184 

Walks. 

. . 33 53 

54 169 

Soil pipe. 


.... 124 125 

Walls: coping. 


.... 46 

Spikes, boat. 


. 164 

per sq. 


. . . . 14 

Sq. ft. prices. 


.... 162 164 

plugs. 


....120 

Sq. measurement. . . 


. 9 

sizes. 


... 170 

Stables. 


. 148 

Warehouses. 

. . . . 12 

148 163 

Stacks, chimney. . . . 


. 148 

Washers. 


... 119 

Stairs. 


.. 80 90 174 

Washing down. 


. 40 51 

Standard sizes. 


.... 137-143 

Waste pipe. 


... 124 

Staples. 


. 120 

Water:. 


. 25 48 

Stations, R. R. 


. 149 

closets. 


... 127 

Steam hammers. . . . 


... . . 162 163 

pipe. 

59 124 

126 160 

Steam heating. 


. . . . 128 129 

table. 


.... 32 

Steam piping.. 


.... 126 128 

tank. 


... 160 

Steel. 


. 8 58 94-97 

W at e r proof i ng. 


.... 58 

Steps, stone. 


... 38 58 89 

Wheel and axle shop 


... 156 

Stiles, window. 


. 89 

Wickets. 



Stippling. 


. 113 

Windows. 

17 64 77 

’ 87 172 

Stirrups. 


. 12 98 

Wire. 


... 120 

Stock boards. 


. 141 

Wire glass. 



Stone: cement. 


. 166 

Weight: 



cost. 


.... 8 34 38 

cement. 


. 28 

crusher. 


. 31 

concrete. 


. 31 

cut. 


.... 8 37 38 

glass. 



labor. 


.8 35-40 

paim. 


... Ill 

quantities. 


. 34 37 

sash. 


. . 87 88 

rubble. 


. 8 34-37 

Wood, kind. 


. . . . 175 

sizes. 


. 137 

Wr eking. 


. . . 136 

Stools. 


. 89 

Wrought iron pipe. . 


.126 160 

Stops. 


. 89 

_ 































































































































[ 1 ] 


Immanuel Hospital, Omaha. 



[ 2 ] 


Fire-Proof Wing to State Hospital, Lincoln 











No. 3 

McCague 

Building, 

Omaha 



No. 4 

Electric 

Light 

Building, 

Omaha 



















Manderson 

Block. 

Omaha 




a 




Harris and 
Fisher 
Blocks, 
Omaha 




































































. Machine-. Bciler- and Blacksmith Shop, Pocatello, Ida., 1902 



























Presbyterian Seminary, Omaha 



Block of Flats, Omaha 




















Bancroft School, Omaha 
































































Half of Steel Framework of No. 7 



Part of Steel Framework of U. P. R. R. Boiler Shop 




























MEASUREMENT OF BRICKWORK. 

With all plans symmetry is understood unless otherwise stated: this 
plan is symmetrical. Footings are 15" high—2 bottom courses 29", top 
course 1/"; walls above, 9' 6". Windows are 6' high, and all openings 
are deducted. Number of brick above footings, 23,761; in footings, 
7,000: total in wall measure, 30,761. See Chap 5 for method of ob¬ 
taining result. 












































INTRODUCTORY. 


“For which of you, intending to build a tower, sitteth not down first, 
and counteth the cost, whether he have sufficient to finish it? Lest 
haply, after he hath laid the foundation, and is not able to finish it, all 
that behold it begin to mock him, saying, This man began to build and 
was not able to finish.” 

“The house is never built for less than the builder counted on.” 

“The Cloister and the Hearth.” 

This is an age of machinery, and “The Building Estimator” is put 
forth as another labor-saving machine. 

A book of this kind is necessary for estimators and contractors as 
much as special books are for men in other callings. It is impossible to 
remember everything—hard to keep many figures in the mind without 
an occasional reference to tabulated results gained from experience. 
It would be better to say average experience, for I once asked three brick 
contractors how much lime was required for a thousand brick, and the 
first said half a barrel, the next a barrel and a half, and the last a 
barrel. They did their work close to the supply yards and probably had 
never taken the pains to get accurate figures, or they perhaps believed 
in different proportions of sand. 

About two years ago I wanted more precise information than I pos¬ 
sessed on certain points, but I did not want to compile it myself. Will¬ 
ing to profit by the labor of others I looked into the estimating parts of 
several standard books, such as Trautwine’s and Kidder’s, only to find 
that they had too little space devoted to this branch for my particular 
purpose, and too much to what did not concern me. Then I procured 
half a dozen other books, and after examining them concluded that with 
patience I could, for my own requirements, at least, do better than had 
yet been done. 

I had had a little too much experience to be satisfied with what was 
presented by several writers who have worked in this field. Before then 
$7,000,000 of estimates and bids had passed through my hands, and 
$500,000 worth of completed buildings,—and since then I have made 
estimates amounting to $3,000,000 or $4,000,000. Only on one—a 
$40,000 building—had there been any loss, and that of not more than 
two or three hundred dollars, owing chiefly to considerations apart from 
estimating. On all others the profit was always at least a little more 
than was estimated. The same caution displayed in buying real estate 
would have been of advantage. 

Of what use then is such a book as this to an estimator who has cer¬ 
tainly had a fair amount of experience in working without one? Much 
in every way. It saves time, it saves the memory, it gives certainty in- 




2 


stead of guesswork,—for what has been once done can be done again,— 
it preserves the old and gathers the new. There are many new things 
under the sun for each succeeding generation. It is better to keep a 
record than to lose the old that is useful or the new that we continually 
meet and welcome. 

Doctors and bricklayers are not the only ones who disagree. Some 
years ago I was estimating a large warehouse in Omaha. There was a 
floor of a special kind used. I met a few experienced contractors who 
were not estimating on the work, and asked them how much it was 
worth per square. The first figure was $1.50, the second $3, and the 
third $4. I felt safe at $3, and have since found that the half would 
have been sufficient. I feel sure that the labor figures will be of value 
to the old contractor as well as to the beginner; and something will be 
found that the wisest does not know, for no man knows everything. 

When a friend asked Dr. Johnson how he came to define “pastern” 
in a wrong way, he bravely answered: “Sheer ignorance, sir.” I am 
convinced that many low bids arise as much from sheer ignorance as from 
any desire to prove in the face of common experience that two and two 
equal five. 

There are likely to be some mistakes in “The Building Estimator,” 
and he who seeks shall find. I have estimated and corrected all by my¬ 
self, and one misses what two see. I had no idea when I began to hunt 
through estimate books and labor reports years old that there would 
be so much work connected with the task I had laid down, or it is likely 
that I should have let it pass to a more earnest brother. 

There has been one consolation throughout the work, at all events: 
In past years I used to get vexed like other contractors at so much 
figuring with so little result, so many bids with so few contracts, so much 
cry and so little wool, but that kind of a preparation was of advantage 
for this work, and I felt it as I plowed along. 

“The Building Estimator” will be of value in several ways besides 
those mentioned: 

1:—It will give weights and measures w r e understand. We live in a 
new century, and we have new names; the West is not the East, and 
some of the measures we use are different from those adhered to in other 
sections of the country. I do not know what a “toise” is, and neither 
do nine-tenths of our builders. We do not buy or measure sand by the 
“cask,” but by the car or yard; and we have finally and forevermore 
taken leave of the cord and the perch. I have heard of a contractor who 
was not any too well pleased when he found that the perch he thought 
he bought for a large contract and the one he received were not quite the 
same. We use the cubic foot or yard. Some day when we become 
really progressive we shall turn to the metric system. 

2:—Only a few years ago there were no stone molders. A straight 
molded sill cost from four to fifteen times as much as a plain one. Now 
with the aid of the machine the difference is largely done away with. 
Then the estimator had to be cautious about taking work by the cubic 
foot; now, if it is straight, that is the most reasonable way to estimate it. 
The books of the last century still have the old figures and rules. 


3 


3:—In the 19th century lime plaster was fashionable; now cement 
takes the place of lime. I met a plasterer the other day, and he told me 
that for the first time in nine years he was plastering a small building 
with the old brand. The tables for allowances in the standard books 
have not a word to say about the quantities for cement plaster, and 
the allowances in this book deal chiefly with the new kind. 

The astonishing developments in metal lath, expanded metal and 
concrete, have turned our old figures and ideas upside down. The 
walls of immense manufacturing buildings are now put up only two 
or three inches thick. It is time to recognize this new method of con¬ 
struction in a new book. It is a matter of regret that so little can 
be said on the subject, but a beginning being made here, more infor¬ 
mation will come from those who are interested in this work, and well 
acquainted with it. 

When the walls are up they are covered with cold-water paint, put 
on with compressed air with either steam or hand power behind it. 
Our grandfathers never heard of this paint and this brush. 

4:—After all the inevitable corrections are made “The Build¬ 
ing Estimator” may serve as a kind of a standard. Those who refer 
to it will not, of course, bring in bids varying only one or two per cent, 
but the present differences ought to be done away with. They are 
sometimes large enough to make one wonder if all contractors use the 
same multiplication table. Occasionally, however, there are factors 
that enter into a complete bid and make a larger difference than seems 
warranted by the price of material and labor. There are often cases 
where B is sure that C, the successful contractor, is going to lose money, 
while C has a subbid or a favorable price of material that keeps him 
safe. Or again, C may know a better way of doing the work. 

With experienced contractors, one would think, bids ought to 
come within five per cent of difference, but they sometimes stretch 
to thirty, and on new kinds of work even to fifty. I recently saw 
something akin to what every contractor sees many times in the course 
of a year: on some plain mill work that I had estimated at $3,400, the 
bids from men who did nothing else than supply this material ranged 
from $3,100 to $4,800. The highest wanted half as much again as 
the lowest. One mill might have plenty of work and put in a high 
figure; another might be short of work and cut prices. When this 
happens with millmen who spend their lives at one specialty what 
can be expected from general contractors who sometimes estimate 
a complete building themselves? On a U. S. contract let in Omaha 
in 1903 the lowest bid was $376,000, and the highest $490,000, and 
both bidders were experienced contractors. 

And while we desire to see greater uniformity it is well to remem¬ 
ber that it is not only actual cost which affects the result, but the per¬ 
centage added for risk and profit. Three per cent on $100,000 makes 
a total of $103,000; ten, $110,000; and twenty-five,—which I have 
seen recommended by a kind-hearted parlor estimator—$125,000. 

But again the two lowest bids sometimes come surprisingly near 
each other. On No. 3 the contractor whose bid was next to our ac- 


4 


cepted one, came within $400 of $125,000; on the Omaha Public Li¬ 
brary—running about $60,000, I think—we came next to him, but 
about $350 higher. It is like gambling—and thus it is that the con¬ 
tracting habit once formed seldom releases a man until it lands him 
in the poorhouse or the penitentiary. 

And as a final word on uniform bids, unreliable estimates, and so 
forth, it is often necessary to look at the date when they were made. 
Prices sometimes soar high or fall low in a month or even less. An 
architect or contractor can not control markets, monopolies,or unions. 

'T'P'r'r'r'r'r'r 

Perhaps I should say a few words as to how estimating is done and 
trouble avoided. It might be as well to pass on without doing so, 
as experience is the best teacher, but some counsel may be ventured: 

A:—In the first place there is no such thing as time in proportion 
to cost in estimating. On some buildings an estimator might spend 
three or four days in figuring millwork alone, and on others a few hours 
might be sufficient; while $1,000 of hardware might take as long as 
ten times that amount of plain brickwork. Examine a plan before 
you promise an architect to take it back with your bid in seven hours 
and a quarter. Do not risk your money on too fast a gait. 

B:—In making up an estimate it is better and safer to keep each 
factor of a complete bid separate, to finish and double-line it, and to 
make a summary of all the items at the end. By this method any 
error or change in plan,—in brickwork, suppose,—can be added under 
its proper heading without affecting plaster or hardware; while if the 
total is carried from page to page it is impossible to change a figure 
without making a risky change necessary clear through. 

And the same system should be followed under all subheadings. 
Suppose, for example, that there are twenty to forty different items 
of concrete in a foundation: If the whole amount is set down as so 
many cy there is no way of making a separation in case of a change. 
If a change is made the whole laborious work has to be gone over again; 
while if set down in detail probably three-fourths of the figures have 
only to be copied. 

C:—Get the exact cost and add whatever profits you think possible. 
You will not get anything extra in these latter days. Some contract¬ 
ors add the profit on each article as they go along and can never tell 
exactly what they have apart from the cost. It is not a good practice. 

D:—“Order is heaven’s first law.” As far as possible make out an 
estimate in its natural order. Some specifications put on the finials 
before the rafters are in place. Excavation usually comes first and 
painting or shelf hardware last. 

E:—Make out your estimates in a book and keep it, and correct 
“The Building Estimator” or any other estimator by your own 
experience. “Keep a thing seven years and you are sure to find a use 
for it.” It may be that the building burns and the owner needs your 
help, or that you want to buy it with your surplus profits, or that you 
are even elected assessor. 


5 


Keep a record of time on each building and make comparisons. 
Why should the labor on one building take ten to forty per cent more 
time than that of another? 

F:—It is, of course, a matter of choice, but I never like to hear a 
bid read out for $40,000.11. 1 always think that for mere good luck 

the few cents ought to be given the owner. Estimating is not an exact 
science like mathematics. In general I prefer to add or deduct either 
two or three cents if necessary so that the cent column will end in 0 
or 5. By the time the end is reached a fair average is made, and this 
method makes the adding easier. 

G:—In making an approximate estimate for an owner or architect 
be liberal. There are forty different ways of increasing the cost of a 
building by the addition of a few words to the specifications. Brick 
properly shoved means fifty cents a thousand extra. It is seldom 
properly shoved although specified. A change to a better pressed 
brick may be worth $10 or $20 a thousand. Cement is more expensive 
than lime, and Portland cement is more expensive than natural. Hard¬ 
wood finish costs more than cypress, and oil finish rubbed down costs 
more than two coats of cheap paint. 

H:—Do not be afraid of an extra. It has its advantages. Archi¬ 
tects do not, as a rule, like extras, and owners who order them groan 
when the bill is presented, but why should they? If they go to a store 
to buy a shirt do they feel sulky because they have to pay for the neck¬ 
tie that takes their fancy? The proper way is to settle for an extra 
before a tool is lifted, but whether this is done or another method fol¬ 
lowed the matter ought to be cleared up at the end of each month. 
"Short accounts make long friends.” 

Any architect who is worth houseroom will give a written order 
for an extra so that the contractor may have authority to expend 
money which he does not pick up in the street. If the architect 
asserts that the work belongs to the original contract the time to settle 
the matter is when both parties are familiar with the conditions. 

It is rather a risky thing to sign a contract which gives one party 
the sole right to settle all disputes. On No. 2 I did so and regretted 
it. I objected strongly to the contract presented but was told that 
the state had "suffered” in the past, etc. The state of Nebraska has 
deserved to suffer. 

If possible use the "Uniform Contract.” It may be safely signed 
without examination. For many years it has been under the eyes of 
builders, architects and lawyers in all sections of the country, and the 
general conclusion is that for contractors and owners alike it is the 
best contract ever devised. Of course, if an owner has the power 
he will use another and more one-sided instrument. That is human 
nature. 

I:—Get subbids made out "according to plans and specifications,” 
and do not accept a list. Material men and subcontractors are some¬ 
times a little unreasonable. A general contractor has to take chances 
of all mistakes, while a subcontractor in following the list method 
refuses to take chances on even his small proportion. 


0 


J:—If you are so fortunate as to proceed from estimating to con¬ 
struction insure against fire, lightning, and accident to person or build¬ 
ing. “Then,” you say, “the insurance men would get all the profits 
and we would get left.” It is a sad state of affairs, but can you risk 
losing all you have? Suppose two or three men are killed? Sup¬ 
pose a fire gets the upper hand? Most Omaha contractors remem¬ 
ber a firm that finished a schoolhouse ready to turn over. Their in¬ 
surance lapsed and the building was destroyed by fire before it was 
accepted. That ended their career in the building line. Another 
Omaha contractor with lapsed insurance had to pay $1,300 for a fatal 
accident. On No. 5 one partition was burned out, and the building 
might easily have followed. On No. 3 a man was killed. It is far 
too dangerous to risk fire loss and damage suits without insurance. 

K:—Do not accept any contract where the reserve is more than 
15%, unless you have plenty of money,—and if you have why be a 
contractor? Do not give a bond for more than one-third of the con¬ 
tract, and fight for one-fourth, which is enough. If the owner is afraid 
of a 10% reserve and a bond for even one-fifth, he ought to hunt up 
another contractor, for he is clearly dealing with the wrong man. 

It is but right that a contractor should be paid for material delivered 
on the ground. The state of Nebraska does this, and so does the United 
States. But a contractor, no matter what his financial standing, should 
be obliged to show receipts for material embraced under his previous 
payment before another is given, or else show a w T aiver from his material 
men. Wages in cities are paid on the building, and the owner or his 
representative may see to this for himself, so that there will not be any 
danger of liens. Personally I never lost even a single dollar through an 
owner, and no material man or subcontractor ever lost one through work 
done for me, but trouble of that kind sometimes comes like lightning. A 
certain amount of capital is necessary. Do not attempt to bite off more 
than you can chew. 

L:—Finally, my brethren, if you really put your foot in it, back out. 
It is rather an unpleasant thing to do, and I have had to do it only once 
when the carpenter labor was carefully estimated and not put in the 
total. But it is sometimes better to sacrifice pride than dollars. Most 
blunders are caught in time—but some are not caught until too late a 
time. The best will make a mistake—but do not get scared into the 
backing-out habit. 

We have all heard tales of woe without number,—cornices forgotten, 
roofs left off, cut stone omitted, and so on to the end of the dismal chap¬ 
ter. Add a percentage. It is unsafe to be without it. A percentage is 
an excellent thing to have around a finished house, or one that merely 
shines on paper. They all say so, but the trouble is that when the per¬ 
centage is added in its proper place, some one who forgot it gets the con¬ 
tract. Two of the parlor estimators’ books which I sighed over, say 
that it should never be less than 5% and never more than 25 or 30%: 
10 is said to be fair. Well, rather. Fair to middlin’, most contractors 
would say. On a general contract 5% is luxury now. 

Architects will find valuable information in “The Building Estima- 


7 


tor,” but the book is chiefly designed for estimating and need not be 
examined for much else. An estimator needs a book of his own. When 
one considers the variety of buildings, ranging in the west from three- 
roomed cottages to five- and ten-story fire-proof structures, and that a 
general contractor has to have a fair acquaintance with each branch, 
there seems to be quite enough in this field to engage the attention of any 
one man. “How much will it cost?” is an important question that has 
to be decided before the final word is given to go ahead. And herein lies 
the responsibility of the estimator. He must do his work carefully 
enough to keep his employer out of the bankruptcy court. An owner 
is sometimes swamped with a heav y bill of extras. 

I thought it a good idea to give pictures of some of the buildings from 
which my figures have been drawn. In a book of this kind an illustra¬ 
tion is worth many pages of writing, and yet curiously enough I never 
saw one of the right kind in the books I looked through. When actual 
results are given on typical buildings a raw estimator can proceed with 
confidence. 

Figures are used in all cases. In technical works this is a better sys¬ 
tem than spelling out words which remain half buried in the page instead 
of standing out clear. Those who do not like the system of compound¬ 
ing words can lay the blame on the “Standard Dictionary,” the latest 
American authority. 

No allowance is made for profit: actual cost is given straight through 
unless otherwise stated. In measurement actual quantities only are 
taken: trade rules for doubling corners, including openings, taking attic 
plaster on the square, etc.,are not recognized in this book; but brickwork 
is allowed in “wall measure,” or 22b bricks to the cf. 

“The Building Estimator” is only a fair beginning, and not so good 
as it may become. But I feel certain that with this fair beginning manu¬ 
facturers, contractors, engineers and architects will contribute useful 
data, and in time the best book of the kind will be at our service. Me¬ 
chanical engineers have Kent, civil engineers have Trautwine, architects 
find Kidder useful, and it is time that contractors had a book of their 
own, although I never wish to see theirs more than half as large as those 
mentioned. If properly nurtured this one will grow and become more 
valuable just as the others grew in size and wisdom. 


8 


PART 1 

APPROXIMATE ESTIMATING 
EXCAVATION 

Excavation may cost all the way from 15c to $1 per cy, according to 
the wages paid, the thermometer, the character of the soil, length of the 
haul and other local conditions. We have but little rock in Nebraska, 
and 25c may be taken as an average price. 

PILING 

From 30c to 35c per If, driven and cut. 

CONCRETE 

Ordinary concrete with natural cement, such as Milwaukee or Louis¬ 
ville, at $1.10 a barrel, $4.60 per cy. With American Portland at $2.50, 
$6. If there is no hauling or unloading deduct 20c per cy. 

RUBBLE 

From $4.75 to $6 per cy depending upon the character and amount 
of the work. 

CUT STONE 

Bedford is a standard here. For a building with a fair allowance of 
straight moldings, $1.50 per cf all through. If carving is used each 
piece must be priced separately. For water-table, sills and plain work, 
$1.40. On a large bill add 10 to 15% for setting. 

BRICKWORK 

As this first part of the book may be used by those who are not accus¬ 
tomed to the trade method of estimating, the following rule is given, 
but it must be remembered that although walls are marked 13" they 
count as 12": Find the cf after deducting all openings, and then 
mult by 224 for the number of brick, and mult the product by the price 
of the brick per 1,000 laid down on the ground, plus $3 for labor and 
mortar. Thus brick delivered at $6.50 would be estimated at $9.50. 
Hard brick for work below ground are a trifle smaller and cost about 50c 
per 1,000 extra. If work is laid in cement, add 75c per 1,000 wall 
measure. 

The foregoing rule applies to common work. On buildings with pilas¬ 
ters, offsets, cornices, etc, an extra allowance must be made according 
to judgment. On a building on South 13th Street, Omaha, a bricklayer 
who has now left us paid $1,800 for a lesson in laying a ‘‘gingerbread” 
front, and a few more thousands for another lesson in a mud-hole 20 
feet below grade. 

If pressed brick are used get the exact number of sq ft and mult by 7. 
Mult the result thus obtained by the price per 1,000 delivered, and add 
to former estimate without deducting any common brick. The price 
of the pressed brick is thus added to make up for the extra time spent in 
laying. On some fine fronts another extra allowance of from $10 to $20 
per 1,000 is made. 

STEEL & IRON 

Rut steel beams at $80 to $90 a ton set, and plain cast iron at $45 to 
$60. About 1894 steel beams were set for $40. 


9 


CARPENTRY 

FLOORS, CEILINGS, AND ROOFS 

As a basis of calculation a space 22'xl00' in the clear has been taken, 
and quantities made out for 22 squares. Different classes of buildings 
require bills of material that vary according to the number of partitions, 
stairs, chimneys, elevators, etc., and it is of course impossible to give 1 
rule for all, but as an average 7 extra joists have been allowed. 

By dividing the quantity by the number of pieces the cost of mate¬ 
rial and labor for 1 joist can be readily found and additions or deduc¬ 
tions made to suit. The shorter lengths required for the tail-joists at 
stair make up for the double-header. 

All joists are estimated 22' long, not 24; but number of feet is given 
in bm so that price can be easily changed for shorter or longer lengths, 
and thus also for increase or decrease of the unit used as a basis. The 
labor can be regulated in the same way according to the local standard. 
Thus 2x14 joists, 12" centers, require 5,544'. At a decrease of $3 per 
1,000 the cost is reduced $16.63 on 22 squares, or 75c for a square. 
So with sheeting or flooring according to price. If labor is 30c instead 
of 40c, the cost of that item—apart from lumber—will be as 3 to 4 
on the number of feet. 

In the 4th column of the following tables the cost per sq of joists 
only is given—no sheeting, paper or flooring being allowed. The 
estimator is thus enabled to cover the bare joists of floors, ceilings or 
flat roofs to suit any specification by using the prices given. 

The usual number of anchors are allowed at sides and ends. As 
they are figured for a 22' span the number required for a building of, 
say, 3 spans would be a trifle less, as strap-anchor at joint would take 
the place of 2 tees, but this does not materially affect the cost. 

BRIDGING:—The number of If for 2 rows has been given The 
gain on the bevel makes up for the waste, especially on the narrow 
spaces. On the different sizes and centers of joists the number of If 
runs from 380 to 566'. An average price of 70c per sq has been taken 
for 2x4; less will do for 1x2. 

NAILS:—Sufficient nails at $2.75 a keg have been allowed. Nails 
and labor are of course more for bridging, sheeting and flooring on 
narrow spaces, but only an average can be given. 

LABOR:—The Omaha standard has been taken—8 hours at 40c an 
hour—so that the estimate is safe anywhere else in this territory if 
freight, hauling, etc, are watched. On joists an average of 800' bm, 
or $8 per 1,000 has been used for 2 men in a day. They will do much 
more on lower floors of a building, but this is for approximate estimat¬ 
ing and is safe from cellar to roof Sheeting has been put in at 1200 ft; 
shiplap at 1,000; 6" flooring at 5 sq; 4", usually for the top floor, 

at 3£ sq. Sometimes about twice as much might be laid, depending 
on the building. Plain maple and oak flooring, 2 4 face at 24 sq. Does 
it all mean for a large warehouse or for a dwelling divided into small 
rooms? A little judgment must be exercised and changes made to 
suit the building. Some oak floors, for example, cost from $10 to $16 
per sq for laying alone, in a fine Omaha house recently built. For 


io 


special work of this kind reference must be made to “Detailed Esti¬ 
mating” in Part 2. 

In the 5th col of the following table the difference in cost for each 
dollar of difference in the price of joist lumber alone is given in cents. 
The highest quantity of bridging is 566 If, and allowing 2x4 the differ¬ 
ence.per sq for each dollar may be taken as 2 cents on a basis of $20 
lumber. 

NUMBER OF PIECES REQUIRED 

108 at 12 centers 75 at 18 centers 63 at 22 centers 

94 at 14 centers 68 at 20 centers 58 at 24 centers 

83 at 16 centers 

QUANTITIES REQUIRED 

Sheeting 8".2550' bm Flooring 4". . . 

Shiplap 8".2650' “ “ 2x6.. 

Flooring 6".2650' “ “ maple 

PRICE PER SQ OF JOISTS LAID 


2x4 list: Lumber, $20 


Centers 

Quan¬ 

tity 

Lf 

Bricl’g 

Price 

Difl 

^ Centers 

Lf 

Brid’g 

Price 

Diff 

12 

1584 

.... 

2.05 

8 

20 

998 

1.28 

5 

14 

1379 


1.76 

7 

22 

924 


1.18 

5 

16 

1217 

.... 

1.55 

6 

24 

851 

.... 

1.08 

4 

18 

1100 


1.40 

5 









2x6 list: 

Lumber, 

$20 




12 

2376 

380 

3.05 

11 

20 

1496 

380 

1.91 

7 

14 

2068 

380 

2.64 

10 

22 

1386 

380 

It 77 

7 

16 

1826 

380 

2.33 

9 

24 

1276 

380 

1.63 

6 

18 

1650 

380 

2.10 

8 









2x8 

list: 

Lumber, 

$20 




12 

3168 

418 

4.03 

15 

20 

1995 

390 

2.54 

9 

14 

2757 

410 

3.51 

13 

22 

1848 

390 

2.36 

9 

16 

2435 

400 

3.10 

11 

24 

1701 

390 

2.17 

8 

18 

2200 

400 

2.80 

10 








2x10 list: 

Lumber, 

$21 




12 

3960 

466 

5.22 

18 

20 

2494 

410 

3.29 

12 

14 

3446 

446 

4.55 

16 

22 

2310 

405 

3.05 

11 

16 

3044 

430 

4.02 

14 

24 

2126 

400 

2.81 

10 

18 

2750 

420 

3.63 

13 








2x12 list: 

Lumber, 

$21 




12 

4752 

500 

6.27 

22 

20 

2992 

426 

3.95 

14 

14 

4136 

474 

5.46 

19 

22 

2772 

422 

3.66 

13 

16 

3652 

450 

4.83 

17 

24 

2552 

416 

3.37 

12 

18 

3300 

436 

4.35 

15 





% 


2x14 list: 

Lumber, 

$23 




12 

5544 

566 

7.82 

26 

20 

3491 

450 

4.92 

16 

14 

4825 

530 

6.80 

22 

22 

3234 

442 

4.56 

15 

16 

4261 

488 

6.00 

20 

24 

2977 

434 

4.20 

14 

18 

3850 

470 

5.43 

18 





28.50' bm 
5200' “ 
2950' “ 








11 





3x10 

list: 

12 

5940 

442 

8.37 

27 

14 

5170 

424 

7.29 

24 

16 

4565 

406 

6.44 

21 

18 

4125 

402 

5.82 

19 




3x12 

list: 

12 

7128 

484 

10.05 

33 

14 

6204 

460 

8.75 

29 

16 

5478 

438 

7.72 

25 

18 

4950 

426 

6.98 

23 




3x14 

list: 

12 

8316 

542 

11.72 

38 

14 

7238 

502 

10.20 

33 

16 

6391 

476 

9.01 

29 

18 

5775 

454 

8.14 

27 


Lumber, $23 


20 

3740 

396 

5.27 

17 

22 

3465 

396 

4.89 

16 

24 

3190 

388 

4.50 

15 

Lumber, 

20 

$23 

4488 

410 

6.33 

21 

22 

4158 

408 

5.86 

19 

24 

3828 

400 

5.40 

18 

Lumber, 

20 

$23 

5236 

440 

7.38 

24 

22 

4851 

432 

6.84 

22 

24 

4466 

420 

6.30 

21 


BASEMENT SLEEPERS:—The joists or sleepers referred to here 
are those that are laid on the earth, on cinders or on concrete, and 
staked down or nailed with cleats. The number of feet in a day is 
given in each size. Stakes are not included as they depend upon the 
character of the soil and other considerations. In some cases, as when 
concrete is used, they may not be necessary at all except to hold sleepers 
in place until it hardens, and 1x2 strips are often sufficient; while 
in other cases 2x4’s driven several ft into the ground would be required. 
For 4 stakes 2' long in a width of 22', allow on 16" centers 37c per sq 
for lumber. The labor goes in with the leveling, for it should not be 
so expensive as when stakes are not used. 

There are 2 extra sleepers allowed in the 22 sq. Covering is not 
included. Only a few nails are required, say 2c per sq. 

Number of pcs required: 78 at 16" centers 37 at 36" centers 

63 at 20" centers 28 at 48" centers 

53 at 24" centers 


* 

Quan¬ 

tity 

Price 

Cents for each 

Quan 

tity 

Price 

Centers 

per 

sq 

$1 of diff in 
lumber 

Centers 

per 

sq 


2x4 list: 

$20 per 1000: 400' bm per 

day 

16" 

1144 

1.89 

6 

24" 

778 

1.30 

20" 

924 

1.53 

5 

4x4 list: 

$22; 700' 



16" 

2288 

3.26 

11 

24" 

1555 

2.22 

20" 

1848 

2.64 

9 

4x6 list: 

$22; 800' 



24" 

2332 

3.20 

11 

48" 

1232 

1.70 

36" 

1584 

2.18 

8 

4x8 list: 

$22; 900' 



24" 

3110 

4.14 

14 

48" 

1643 

2.15 

36" 

2112 

2.82 

10 

6x6 list: 

$22; 900' 



24" 

3498 

4.65 

16 

48" 

1848 

2.47 

36" 

2376 

3.17 

11 





Cts for each 
$1 of diff in 
lumber 


4 


7 


6 


8 


9 


12 


6x8 list: $22; 1,000' 

24" 4664 6.04 22 48" 2464 3.20 12 

36" 3168 4.11 15 

On the lists of joists already given 800' is the quantity taken all 
through, while on this basement list the allowances run from 400' to 
1.000'. Hoisting is not required in the basement, and it is easier to 
handle lumber with a solid floor to walk on. A 2x4 takes far more 
time than a 6x8 in proportion to its size, for each joist or sleeper, large 
or small, has to be leveled. 

The floor of No. 7 is laid on 6x8, 48" centers, and 2 men handled 
from 1,500 to 1,600' instead of 1,000 as in the table, but there were 
nearly 600 sq, while the table might be used for 20. 

Some sizes not given may be found by taking multiples of those 
listed. Thus 8x8 would be twice as much as 4x8, although there is 
some little difference on account of the number of feet per day. 

WAREHOUSE, STORE, AND MILL CONSTRUCTION: Posts and 
girders are not included in the following lists: allow them at $23 for lum¬ 
ber and $8 for labor, which add to joists. Joist lumber, $22; labor, 
$6.40 or 1,000 per day. It is worth while to remember that the cost of a 
floor at 6' centers is not exactly twice that of one at 3', for the extra 
joists come in both, and the wider the space the higher the proportion. 
Joists only are given; allow stirrups, anchors, cast-iron caps and shoes 
as may be required. For 6x12 and smaller sizes allow 1 double stirrup 
for each joist between girders, and single when 1 end rests on wall. Put 
stirrups fx3 at $1, when dbl or to hang joist on both sides of girder; 
single, 60c. Only a few nails are required. The following stirrup table 
is made out for smaller sizes; for 8x14 and 16, allow about 10c per sq 


extra. 



COMMON 

STIRRUPS 



Centers 



Per sq 

Center 


Per sq 

2' 



2.41 

5 


1.05 

3 



1.65 

6 


.91 

4 


V 

1.28 

8 


.73 


Am’t for 

Price 

Diff in 

Am’t for 

Price 

Diff in 

Centers 22 sq in 

per 

lumber of 

Centers 22 sq in 

per 

lumber of 


bm 

sq 

$1 

bm 

sq 

$1 




6x12 

list 


2 

6996 

9.05 

32c 

5 3036 

3.94 

14c 

3 

4752 

6.15 

22c 

6 2640 

3.43 

12c 

4 

3696 

4.80 

17c 

8 2112 

2.75 

10c 




6x14 list 



2 

8162 

10.56 

37c 

5 3542 

4.59 

16c 

3 

5544 

7.18 

25c 

6 3080 

4.00 

14c 

4 

4312 

5.61 

20c 

8 2464 

3.20 

12c 




6x16 and 

8x12 list 



2 

9328 

12.06 

43c 

5 4048 

5.25 

19c 

3 

6336 

8.20 

29c 

6 3520 

4.56 

16c 

4 

4928 

6.38 

23c 

8 2816 

3.66 

13c 


13 


8x14 list 


2 

10893 

14.08 

50c 

5 

4554 

5.90 

22c 

3 

7392 

9.56 

34c 

6 

4107 

5.32 

19c 

4 

5750 

7.45 

26c 

8 

8x16 list 

3286 

4.26 

15c 

2 

12438 

16.08 

57c 

5 

5398 

6.99 

25c 

3 

8448 

10.93 

39c 

6 

4694 

6.08 

21c 

4 

6571 

8.50 

30c 

8 

3755 

4.87 

17c 


Labor is allowed as usual—40c per hour. As 1,000' per day is taken 
lc an hour more or less for 2 men means 20c a day. On the 8x16 list, 
for example, at 2' centers this equals $2.49, or about 11c per sq; at 8', 
75c, or about 34c. But if such exact figures are necessary it is better 
to refer to Part 2. 

COVERING:—The cost of the various kinds of covering for joists, above 
and below, is now to be considered, and also cents per sq for diff of $1 in 
price of lumber. 


Grade 

Description 

Price per 1000 

Cost per sq 

Cts 

1 

W. P. Sheeting. 

.$23 

$3.35 

12 

2 

W. P. Sheeting. 

. 20 

3.00 

12 

1 

W. P. Shiplap. 

. 26 

3.93 

12 

2 

W. P. Shiplap. 

. 24 

3.69 

12 

1 

Y. P. Shiplap. 

. 22 

3.45 

12 

2 

Y. P. Shiplap. 

. 20 

3.21 

12 


Y. P. 3x6, 8, 10. 

. 20 

8.50 

36 


2x6, 8, 10. 

. 20 

5.70 

24 

1 

W. P. 4" flooring. 

. 50 

8.40 

13 

2 

W. P. 4" flooring. 

. 40 

7.11 

13 

3 

W. P. 4" flooring. 

. 30 

5.81 

13 

4 

W. P. 4" flooring. 

. 26 

5.29 

13 

1 

Y. P. 4" flooring. 

. 27 

5.42 

13 

2 

Y. P. 4" flooring. 

. 26 

5.29 

13 

3 

Y. P. 4" flooring. 

. 23 

4.90 

13 

V. G. 

Y. P. 4" flooring. 

. 35 

6.45 

13 

1 

Y. P. 2x6" flooring. 

. 25 

7.25 

24 

1 

Y. P. |x6" flooring. 

. 25 

4.37 

12 

1 

W. P. 4x4". 

. 50 

10.00 

16 

1 

W. P. Fencing. 

. 28 

4.73 

12 

2 

W. P. Fencing. 

. 25 

4.37 

12 

1 

Maple 2J" flooring. 

. 40 

8.45 

14 


Maple sq edged 4". 

. 32 

6.00 

12 

1 

Oak, common 21". 

. 57 

10.84 

14 

1 

Oak, quarter-sawed. 

. 77 

13.70 

14 

Building paper, tar felt, etc. 




Plaster with wood lath. 




Plaster with metal lath. 


.. 5.00 


Metal ceiling, wood furring and painting 


.. 12.80 


£ beaded Y. P. ceiling, painting, but no furring. 

An^Vinra . 

.. 8.00 
.60 


Best gravel roof.. . . 


.. 4.50 



































14 


No. 1 W. P. sheeting, bridging, anchors, and No. 1 yp 4" flooring with 
joists at 12" centers, but none allowed, $9.50. At 16" centers, as there 
is less nailing, deduct 20c. 

All floor’g in foregoing table is |" thick unless otherwise stated. 
OUTSIDE WALLS, GABLES & PARTITIONS:—A space 22x100 has 
been taken as a basis of calculation. Allowance of studs: 

At 24" centers 1 to 20" At 16" centers 1 to 12" 

20" centers 1 to 16" 12" centers 1 to 10" 

18" centers 1 to 14" 

If work is properly done this is not too much material; on some build¬ 
ings with angles and projections it might not be enough; on others again 
it would be too much. Bare studs are given. A day’s labor for 2 men 
is taken at 640' bm, which at 40c an hour is $10 per 1000. For difficult 
gables add from 25 to 50% to regular price. For each dollar above or 
below $20 in price of lumber, add or deduct the cents in the last col per sq. 
Thus 2x8 at 20" with lumber at $22 wmuld be $3.88. For bridging, if 
used, allow as follows: 

2x4 level, 20c per sq or 2c per If 2x4 angle, 25c per sq or 3c per If 
2x6 level, 28c per sq or 3c per If 2x6 angle, 36c per sq or 4c per If 

2x4 list; Price, $20 

Center Quantity Cost per sq Cts Center Quantity Cost per sq C'ts 

12 1961 $2.75 9 20 1300 1.82 6 

16 1667 2.33 8 24 1080 1.52 5 

18 1395 1.96 7 


For 2x6 add 50% to 2x4 list; for 2x8 dbl the 2x4 list. Of course the 
same ribbon strip serves in all cases, and the last 2 figures are therefore 
a trifle high. 

COVERING OF STUDS:—Nails are included. If sheeting, shiplap or 
flooring is put on at an angle from sill to wall-plate instead of level, add 
50c, 60c and 70c per sq. A day’s work is put at 1000' of sheeting and 
shiplap. For figures on other material, metal lath, flooring, shingles, 
etc, see Part 2. 


Grade 

1 
2 
1 
2 
1 
2 
1 
2 
1 
1 
1 
1 


Description 
W. P. sheeting. 


Y. P. shiplap. 

Y. P. shiplap. 

W. P. fencing flooring, 6’ 
W. P. fencing flooring, 6' 
Y. P. fencing flooring, 6". 

W. P. siding, 6". 

W. P. sidine. 4". 


per 1000 

Cost per sq 

Cents 

.$23 

$3.45 

12 

. 20 

3.10 

12 

. 26 

3.95 

12 

. 24 

3.71 

12 

. 22 

3.47 

12 

. 20 

3.23 

12 

. 28 

4.31 

12 

. 25 

3.95 

12 

. 20 

3.35 

12 

. 33 

5.46 

12 

. 33 

6.00 

13 

. 4 

5.75 

90 


For f ceiling, $6. 

Tar paper, etc, 50c. 

Plaster on wood lath, both sides of partition, 30c per yd, $6.68. 














15 


Plaster 1 side, or ceiling, on wood lath, .$3.34. 

For each cent of difference per yd in price of plaster add 11c to sq. 
Back plaster on wood lath, and strips, ,$3.25. 

Paint, 2 coats, $1.78; 3 coats, $2.22. 

PITCHED ROOFS:—We now come to trouble, and plenty of it. This 
is the region of “turrets, towers and minarets.” It is all well enough to 
draw them and write about them, but the question that confronts the 
estimator is not how well or how ill do they look, but how much do they 
cost. The old saying runs: “In buying a horse and choosing a wife, 
shut your eyes and trust to Providence.” Among complicated roofs 
also that is the only safe rule to follow. 

Let us take a plain roof for a standard and leave the complicated ones 
for discussion further on. A roof 22x100' has been taken as a basis for 
the following figures. A day’s work is 500' bm. The figures are for 
rafters only. If ties and braces are used add 60c per sq. The allowance 
at 12" centers is 1 to each 10 in; 16, 1 to 12; 20, 1 to 16; 24, 1 to 20. A 
liberal allowance is made for lumber. A roof does not require as much 
as a partition although the figures used are the same for equal centers. 

2x4 list; $20 lumber 

Centers Quantity Cost per sq Cts Centers Quantity Cost per sq Cts 
12 1760 $2.65 8 16 1467 $2.22 7 

20 1100 1.67 5 24 880 1.34 4 


For 2x6 add 50% to the price of 2x4; for 2x8 dble the price of 2x4. 

I recently made out some bills of material for small passenger-stations 
with the usual hips and valleys. At the same rate for labor and material 
No. 1 was $3.70; 2, $4; 3, $4.56; while the plain list on same size and 
distance—2x6, 16" centers—is $3.72. Another at 2x4, 16", was $2.63; 
the plain list is $2.48. This is an illustration of the difference between 
a plain roof and one with hips and valleys, although by no means com¬ 
plicated. One of the worst roofs I have ever seen—No. 11—ran to $6 
for 2x6, 16" centers. 

As to the “gingerbread” kind, there is only 1 way to estimate them— 
apart from the rule already given—and that is to take off each piece of 
lumber in a building where no 2 pieces are the same length and make a 
liberal allowance for waste, labor, and mistakes. 

The foregoing list can be used as a basis and a guess made at the rest 
for an approximate test. If on a brick building add 65c a sq for a single 
wall-plate. 


COVERING OF AVERAGE ROOFS PER SQ. 


Sheeting $23.$ 3.88 

Shiplap $26. 4.25 

Fencing flooring $28. 4.75 

Shingles $3.50. 4.87 

Shingles dipped in stain. . . 7.00 

Brownville, Me., slate. 14.50 

Monson, Me. slate. 14.50 

Peach-Bottom, Pa. slate .. 12.50 


Unfading-green.$10.50 

Slatington, Pa. 9.00 

Purple slate. 11.00 

Red slate. 16.00 

Interlocking tile. 19.50 

Shingle tile. 16.00 

I. C., old style tin. 10.00 

I X Tin, O. S. 12.00 
















10 


Black-Bangor, Pa. slate. . . 11.00 Best gravel. 

Sea-green slate... 9.50 

But on small work the price of slate may be increased 10 to 20 / c . 
(Slate and tile include paper; tile includes 1x2 strips.) 


FURRING PER SQUARE 


Centers 

Size 

Place 

Price 

Centers 

Size 

Place 

Price 

16" 

1x2 

Walls 

$1.80 

12 

1x2 

Walls 

$2.30 

16 

1x2 

Ceilings 

.75 

12 

1x2 

Ceilings 

.95 

13 

1x2 Interlocking tile 1.00 

16 

2x2 

Ceilings 

1.20 

12 

2x2 

Ceilings 

1.50 

16 

2x2 

Walls 

2.70 

12 

2x2 

Walls 

3.30 






PLATFORMS:— Warehouses of all kinds and depots usually have plat¬ 
forms about 4'-6" above grade. For plank footings, 12"xl2" uprights 
and girders, braces, nails and bolts, allow $9 per sq. For 3x12 joists, 12 
centers, $9 per sq; for 3" plank on top and 2" to enclose front, $9.50 per 
sq. With lumber at $20 make the complete figure 29c per sq ft, the 
extra allowance being for bridging, inclines, stairs, etc. These figures 
are from actual quantities for about 24,000 sq ft. But sufficiently 
strong platforms of lighter construction can be built for 19c say 3x10 
joists 24" centers, and 2" top: and for cedar pile heads, 6' centers, 8x10 
sills 8' c. to c., 3x10 joists 16" c., 3x10 covering with lumber at $19, a 
western engineer gives me his cost at 26c. 

On ground with 6x8 sleepers 4' centers, 3" covering, 13c; 2" covering, 
10c. For other sizes, spacing of joists and covering, see under “Base¬ 
ment Sleepers and Covering.” Platforms may require more labor than 
basement floors, owing to frost, grade, etc, and extra allowance must be 
made if required. The foregoing figures cover average work. 

A plain roof covered with gravel may be put over platforms for 14c 
per sq ft. Long, plain umbrella-sheds with iron posts, wood framework, 
gravel roof, gutters, sewers, but no paving, 48c per sq ft. 

WOOD FENCES:—In most cities they are limited to 8' high, for in 
the old days “spite fences” sometimes soared higher than the shingles. 

With 8" cedar posts, 10' long, about 10c per If, 4 rails in hight, close- 
sheeted, without paint or gates they are worth 45 to 50c per If. Min¬ 
eral paint at 5c to 6c per sq yd per coat is close enough. With 1 coat 
of paint 55 to 60c. Large dbl wagon gates for such fences run from 
$30 to $40 hung. The cost of boring post holes for lower fences is the 
same. For a 4' fence, unpainted, 25 to 30c per If. It is well to re¬ 
member that paint sometimes goes on 1 side, sometimes on both. 
PICKET FENCES:—There are so many different kinds that we must 
be content with the fair average of 30c per If, unpainted, for a reason¬ 
able number of ft; a short fence might cost twice as much. 

TIN & GALVANIZED IRON 

Cornices of average design, l|c per in of width, and dentils, brackets, 
etc, extra. Gutters, 15 to 35c; downspouts, 20 to 30c; 7" flashing, 
8c; 14", 16c; 14" valleys, 12c; 20", 15c. 

Tin roofing, I X, $12 per sq; skylights, 60c per sq ft; large skylights 
like those on No. 7, of many styles, 50c per sq ft. 




17 


PLASTER 

Allow for metal lath and 3-coat white finish 50c; for wood lath and 
same finish 35c; sand finish is worth from 3 to 5c more than white coat. 

MILLWORK 

After the walls are up, the roof on and the building plastered, we 
come to millwork. Only a general idea can be given here of this; and 
for an approximate figure it is better to give openings complete than 
millwork alone. Labor, paint, hardware, glass, stone sill and lintel, 
are therefore included. 

DOORS:—Outside glass door, 3x7x1f for brick, $25; for frame, $19. 
Inside door, 2-8x7xlf, $13. Add $6 if a transom is used in any of 
these doors. The price for an outside door may be run up to- $100, 
and beyond. A white pine door at $8 with hardware at $3 is allowed. 
An ordinary sliding door painted, $35; hardwood, $50 to $100. 
WINDOWS:—There is no deduction made for brick or plaster, as 
these are attended to in the mason’s part. Sash are If thick with 
I). S. glass; 3 coats of paint; stone sills; a fair quality of hardware. 

For an opening about 3x7-6, brick, $16.50; frame, $12.50; opening, 
2-6x6-6, brick, $14.50; frame, $10.50. No allowance is made for blinds 
See Part 2. 

BASE:—Foryp, 16c per If with grounds and paint; for hardwood, 22c. 
WAINSCOTING:—Paneled and painted yp with grounds, 35c per 
sq ft; | matched and beaded, 12c; pan and hard oil finished oak with 
grounds, 50c; m and b, 17c. 

For yp ceiling partitions without framework, allow 16c per sq ft 
painted on both sides. For a large space this price is too high; but 
for bath-room partitions standing clear of the floor with angles and 
troublesome corners, it is too low. 

STORE FRONTS:—On ordinary fronts filled with plate glass, with 
dbl doors and transoms, sash below window for cellar, counter-shelf, 
paint, hardware and labor complete, $1 per sq ft. No iron or steel 
included. From this price we might easily go to $5. 

CASES:—An approximate figure may sometimes be of value: For a 
case divided into holes 18" square allow 16c per sq ft at 12" deep; and 
27c at 24" deep. With holes 3 ft sq, 11c for 12", and 16c for 24". A 
back of | ceiling is allowed in both cases: if left off, deduct 5c per sq 
ft. Lumber is put at $25; labor, $35. Less than this may often 
be sufficient, but 25% more might be wasted on labor. Face measure, 
not shelf measure, is taken. Thus, a case to fill the end of a room 10'x20', 
or 200 sq ft, would cost, at 18" holes 12" deep, $32. Add profit or 
percentage required. 

CORNICE ON FRAME BUILDINGS:—A plain cornice without 
brackets, painted and finished, runs to 40c per If. Brackets cost from 
15c to $2. 

Cornice boards, ridges and plain lumber may at this writing be put 
in, if of white pine, at $80 per 1,000 in place. 

PAINT 

For 2-coat work allow 15c; 3-coat, 20c; for pine, plain oil finish, 


18 


25c; rubbed down, 35c; hardwood, 35c; rubbed down, 50c. Some¬ 
times $1 is not enough for hardwood. 

PERCENTAGES 

I have taken 22 frame buildings of all sizes and styles, and from 
actual bids put in or work done, have made out the following average 
percentages. I meant to take more as a basis, but found that the re¬ 
sult would have been practically the same with 44 as with 22. Some 
of the buildings were let when prices were high, and some when they 
were low, so that a fair average is obtained. Of course, a little judg¬ 
ment is required to get good results from the tables for an approxi¬ 
mate estimate,—on an Omaha church, for example, the brickwork 
is 23 and the millwork 16; on certain flats with hardwood finish, the 
figures are reversed. Coal-sheds, fences, sidewalks, furnaces, mantels, 
and such extras are not included. The averages in the brick build¬ 
ings have been taken from a list of 36. They range in price from $5,0G0 
to $50,000. All kinds are listed—private residences, stores, flats, 
warehouses, schools, hospitals, railway stations and stables. Heating 
is not included. 

It is not always easy for architects, engineers and others who have 
to figure carpenter work to get at the labor. The lumber and plain 
millwork are often estimated fairly well, and then anywhere from 25 
to 60% of the total taken for labor. The following lists of different 
classes of buildings will give a better idea of what the figures 
should be. 


Class of Wokk 

Excavation, brick and cut stone 

Plaster.: 

Lumber. 

Millwork and Glass. 

Carpenter Labor. 

Hardware. 

Tin and Galvanized Iron. 

Plumbing and Gas-fitting. 

Paint. 

Iron and Steel. 

Roofing. 


Frame 

Brick 

buildings 

buildings 

15.8 

41.0 

8.3 

5.6 

19.3 

11.0 

20.6 

12.0 

17.9 

9.0 

3.5 

2.5 

2.3 

3.0 

6.8 

4.3 

5.5 

3.4 


5.6 


2.6 


100.0 100.0 

It will be observed that some of the items under “brick” are lower 
than the same items under “frame.” Of course the high percentage 
of mason work necessarily reduces the other figures, but part of the dif¬ 
ference is due to the fact that warehouses are listed, and the inside fin¬ 
ish is thus reduced. The other lists will give a better percentage, 
but it is well to take a general average of all kinds of buildings, and 
let the architect or contractor make an allowance for any departure 
from a normal type. 

The tables may be used to estimate the cost of enclosing a building. 
By leaving out part of the millwork, paint, labor, hardware, etc, a 















19 


fair idea may be obtained; and a certain item being known the value 
of the complete building may be found. Hardware at $350 means 
a $10,000 frame house. 

in the brick list there are 17 buildings, or about half, with iron and 
steel—for columns, beams, etc. The percentage varies more in this 
item than in any other: 2, 7, 12, 3, 6.5, 5, 9, 7, 7, 4, 2.5, 1.5, 8, 4, 2, 
7, 8. Brick and stone run steadily from 38 to 50 with most buildings 
about 44; but one house is only 25, as the inside finish, plumbing, etc 
is of a superior quality. The millwork on the same building is 25. 
Carpenter labor, paint, hardware, plumbing, plaster, and tin do not 
vary much, and when they do take a bound the reason is generally 
clear, so that in making an approximate estimate variations from what 
may be taken as a standard can easily be noted. 

There is even less variation on frame than on brick buildings. Lum¬ 
ber, millwork and brick keep remarkably steady in the same class. 

When selecting the frame buildings I ran across one that could not 
be listed as there was no foundation or inside finish except that the 
walls and ceilings were sheeted and a floor laid. It may be taken as 
a type of shed construction in the frontier style of architecture. It 
is 30' 6" by 150', 2 stories high, with 2x6 studs and rafters covered 
respectively with drop siding, sheeting and shingles. The percentages 
are: Lumber, 56; millwork, 10.5; iron and hardware, 4.5; carpenter 
labor, 21; tin, 3.5; paint, 4.5. 

Another building not listed owing to partial fireproofing is No. 3. 
The 2 fronts are built of a hard Wyo. pink stone. The stone is backed 
with brick, and the rear walls are of brick. Joists 3x14 rest on 2 lines 
of iron cols and steel I beams. The walls and ceilings are lined with 
fire-proofing, and the partitions are built of hollow tile. Half the 
finish is oak, and the other half yp. Without marble, elevators, heat¬ 
ing, plumbing, electric work and architect’s percentage the cost was 
$125,000. The bids were read in the presence of the contractors so 
that the cost is well enough known, as indeed that of most buildings is 
among the elect. The building was publicly sold in 1902, and the 
newspapers gave the price but not the percentages. We got the con¬ 
tract, and here are the figures: 


Excavation and brick. . 

.. 28.15 

Plaster. 

3.36 

Stone. 

.. 18.34 

Tin and copper. 

1.65 

Steel and Iron. 

.. 14.56 

Gas-fitting. 

.60 

Lumber. 

4.22 

Gravel roof. 

.20 

Carpenter labor. 

4.55 

Hardware. 

1.52 

Millwork and glass. . . . 

.. 11.63 

Painting. 

2.20 

Fire-proofing. 

9.02 


100.00 

The following list is 

taken from 

5 good brick houses.. 

No. 4 has 


gas but not plumbing: 















20 


o 


O 











G 


G G 








• 

O 


o o 

.G -m 

co 


. m 

Vj 

7h c3 

r-< 

0) 


O) 

?“! 

c3 


bfi 

G 03 

HH 

"O 

G 

o -X 

X 

H PQ 

Plaster 

S3 

G3 T3 
S G 
o3 

Lumbe 

Carpen 
Labor 

Paint 

£ 

G3 

M 

Tin ani 
Slate 

-S J5 

a° 

!■§ 
Ph «s 

G 

oj 

G 

(H 

o 

Steel a 
Iron 


o 

o 


P4 


OJ 

> 

a 

t-l 

O 


RESIDENCES 


000 

51 8 

8 3 

13 0 

7 1 

8 3 

3 

3 

5 5 





18 600 

36 5 

6 

21 8 

13 

10 

4 7 

3 

5 





19 500 

35 2 

5 2 

19 1 

12 

11 3 

9 2 

3 5 

4 5 





8 200 

25 

5 

25 

14 

10 

6 

2 5 

2 5 

5 




24 400 

34 4 

5 4 

19 5 

12 7 

10 

5 

3 5 

5 5 

1 

3 



Average 

36.58 

5 98 

19 68 

11 76 

9 92 

5 58 

3.1 

4.6 







WAI 

IEHO 

USES' 







$34 000 

53 3 


4 1 

21 9 

9 2 

1 

2 

3 



7.2 

1 

14 000 

50 


5 

21 1 

10 

2 5 

2 

3 



2 

4 4 

17 000 

44 9 


12 5 

17.5 

10 

2.3 

2.8 

1.2 



6.8 

2 

26,000 

51.5 


6.5 

17 

9 

2.5 

2 5 

2 

1.5 


6.5 

1 

12,000 

50 


8 

14.5 

8.5 

3 

2.5 

2.5 

3 

. , 

7 

1 

Average 

50 


7.2 

18.4 

9.3 

2.3 

2.4 

1.8 



5.9 

1.9 

$15,000 



19.5 

22.4 

19 

2.4 

3.7 

3.6 

10.4 

. . 

19 



without masonry 


STORES & FLATS 


36,000 

34,000 

44.500 
29,000 
11,000 

12.500 

12,000 

Sverage 


36.9 

6 

15 

13.8 

10.2 

3.5 

2.8 

5.8 



4 

40.1 

6.5 

18.8 

12.2 

9.7 

5.9 

2.2 

2.3 



1 3 

32.2 

6.6 

20 

14.1 

12 

6 

3 

5.1 




36 

8 

20 

7.5 

9 

3.5 

3 

5.5 

4.5 


3 

25 

6 

20 

12.5 

9 

4 

2 

3 

4.5 


12 

38 

7 

12 

10 

9 

6.5 

2.5 

4 

4 


7 

40 

5 

13 

10 

10 

3 

2 

8 

4 


5 

35.4 

6.4 

17 

11.4 

9.8 

4.6 

2.5 

4.8 

4.2 


5.4 


SCHOOLS 


Cost ran 

46 

6 

12 

10.5 

9 

4.5 

2.5 

4.5 

5 



Slide 

from 

48 

6 

9 

10 

9.5 

3.5 

2.5 

3 

3.5 



5 

15,000 to 

41 

7 

11 

15 

13 

5 

3 

2 

3 




45,000; 

45 

6 

11 

10.5 

10 

4 

2 

4.5 

4 




most 

49 

6.5 

11.6 

11.6 

9.7 

4.6 

2 

5 





from 

45 

6 

10 

11 

10 

3 

3 

3 

4 



5 

22,000 to 

45 

6 

10 

11 

10 

3 

3 

3 

4 



5 

45,000 

42 

6 

12 

12 

11 

5 

3 

2 

7 




8 and 16 

49 

5 

9.5 

11 

8 

3 

2 

5 

2.5 


2 . . 

3 

rooms 

50.4 

5.8 

12 

10.3 

9.6 

4.3 

2.2 

5.4 






54.6 

4.8 

9.2 

12.4 

11 

3.8 

2.1 

2.1 





Average 

46.8 

5.9 

10.7 

11.4 

10.1 

4 

2.5 

3.6 

4.1 





ft 

































































































21 


REMARKS:—In No. 3 of the “Warehouse” list a large plate-glass 
front raises the millwork and reduces the masonry; in No. 2 the gravel 
roof has a high percentage, but the building is low, and the cost of a 
roof 1 story from the ground is, for our purpose, the same as for 10. 
In one building the percentage is given without masonry. 

Under “Stores and Flats” it will be observed that the average line 
foots up 103 instead of 100. This is owing to dividing steel and iron, 
gravel roof, and plumbing by the number of buildings instead of by 7. 
It is interesting to notice how closely the percentages run. A reason¬ 
able profit being allowed, one might almost be safe in estimating the 
hardware in a building and signing a contract based upon the propor¬ 
tions in a table. Judging from bids I have heard of and read, there 
be those who do not build upon so sure a foundation. 

MANUFACTURING BUILDINGS 

We live in an age of machinery; and the house that held the old 
anvil under that spreading chestnut tree is far too small for our re¬ 
quirements. A class of buildings has arisen that belong, like the sky¬ 
scraper, to the American style of architecture. Like the skyscraper 
also they belong rather to the engineer than to the architect. The 
latter is merely called to hang a curtain over the framework to keep 
the cold and rain out—and the curtain in some of them is of expanded 
metal and concrete only 2" thick. In 1S01-2 I had the pleasure of 
making the estimates for 3 of the latest and best specimens,—Nos. 
7, 8, and 14. 

These buildings are now to be found all over the country for electric- 
light works, locomotive-shops, machine-shops, foundries, steel works 
and rolling-mills, tin-plate works, boiler-shops, bridge-building and 
ship-building establishments, pipe-foundries, and manufacturing plants 
of all kinds which are equipped with electric traveling-cranes that lift 
anything from 120 lbs. to 120 tons. 

When in the fall of 1902 No. 7 was glittering with paint and the 
voice of the captains was shouting from afar, “Schuler,” sent by the 
German government to see what his American cousins were doing, 
stood as he entered the door and said enthusiastically, “It ees the 
finest I have seen!” “Well,” I said to him, “what of Krupp?” “Ah, 
he is the big one; 35,000 men working there.” 

The following percentages are from the under side of the water- 
table. Floors are included. It is seldom that two foundations are 
alike, and the only safe criterion is from the floor line up. Skylights 
cover from £ to £ of the roof surface. No. 8 is 150x500; No. 7, 150x400; 
No. 14, 150x310. Machine foundations, tracks, heating and lighting 
are not included. Extra cross walls account for the high rate of the 
brickwork in No. 8, and cheap lumber and less of it in proportion, on 
account of leaving out gallery, etc, makes the difference in that item. 



No. 8 

No. 7 

No. 14 

Brick. 

. 16.4 

10.2 

13.3 

Cut stone. 

. 1.2 

1.1 

1.5 

Lumber. 

. 6.2 

10.0 

6.4 

Millwork and glass... 

. 5.5 

6.0 

6.0 






22 



No. 8 

No. 7 

No. 14 

Carpenter labor. 

4.1 

5.3 

4.0 

Gravel roof.. 

1.7 

1.4 

1.7 

Skylights and glass. 

8.0 

9.5 

10.6 

Tin, copper, galv. iron. 

Steel lintels for doors and windows, and 

1.1 

1.1 

1.5 

hardware. 

5.2 

5.0 

7.0 

Painting. 

2.4 

2.3 

1.9 

Steam-, water- and power-piping. 

3.2 

3.1 

2.0 

Structural steel. 

. 45.0 

45.0 

44.1 


100.0 

100.0 

100.0 


Cold-water painting is not included: see Chap 15. 


RELATIVE COST OF BRICK AND GLASS 

In general glass costs twice as much as brick. In the preliminary 
study of a building it is often desirable to know how the total cost is 
affected by putting in or leaving out windows or doors. 

In large manufacturing buildings with unplastered walls, where 
double and triple windows or wide doors take up from \ to £ the space, 
common brick is to glass as 6 to 15 in 13" walls; and as 1 to 2 in 17". 
In the one case we have only the brick to consider; in the other, frames, 
sash, glass, labor, paint, hardware, stone sills, and steel lintels. 

For the average single window with sills and lintels in a 13" wall, 11 to 
25; in 17", 3 to 5. 

In ordinary buildings with openings about 3x7, glass costs twice 
as much, and not only so, but the mason often forgets to deduct the 
brick and both prices go in. Here, in addition to the other items, we 
have jamb linings and inside finish. Allow 11 to 28 in 13", and 1 to 2 
in 17". 

Sash are estimated If, glass, D. S., paint 20c which allows 3 coats, 
brick at $10 wall measure, steel lintels in place,-$85 a ton, which is 
enough in ordinary times. 

In frame buildings there is practically no deduction made for studs, 
sheeting, and siding, so that glass is an extra. 













23 


PART 2 

DETAILED ESTIMATING 
CHAPTER I 
EXCAVATION 

Excavation is measured by amount of material displaced. 

The approx allowance was from 15c to $1 per cy with an average of 
25c. It is not easy to add more without knowing the local surroundings. 
Actual figures on a few buildings may be given, however, to illustrate the 
different conditions. 

On Bennett’s store, erected in 1901 in the center of Omaha, with good, 
hard soil, the cost of excavating 4,000 cy was 25c,—the haul was about 
\ mile. 

On No. 2 bids were received for 15c, but there was no haul and wages 
were lower. This figure will often cover work done outside of the cities. 

On No. 7 the average for many thousands of yds was 77c, but water 
was struck a little below the surface and the work was done in winter. 
The difference between winter and summer was shown near the same 
building when more than 1,500 cy were excavated for 45c. A contractor 
has to watch the thermometer—and he is sometimes justified when he 
refuses to stand by his summer estimate. 

For filling and tamping several thousand yds of sand inside of No. 
7 the labor alone was 27c. 

On one Omaha building where the contractor struck water, the cost 
of excavation was $1.50. This is 10 times as much as on No. 2, and 
shows how impossible it is to give figures without examining the ground. 
There is danger below ground. On an Omaha hotel built more than 10 
years ago the contractor had to pay a ruinous price for his excavation 
in wet ground. 

For average rock, $1 per cy; on large work with steam drills, 75c. 
We have not the same soil here as in New York, w 7 here the foundations 
for whole streets of houses are blasted out of the solid. But in cities 
the work is sometimes more expensive on account of the cost of necessary 
precautions, etc. For 400 cy rock excav. above grade in Boston in 1903 
the average of 11 bids was $3.60 per yd, the lowest $3, the highest $4.50. 

In case an embankment or slope has to be made allow what a stair- 
builder w r ould call 18 run to 12 rise, and the earth will stand. Some¬ 
times 1 to 1 is enough.—See chapter on “Municipal Work” for descrip¬ 
tion of excavating machine. 

Sheet-piling is hard to estimate without seeing the ground. A fair 
alknvance is 15c per cy. 

CHAPTER II. 

PILING 

In the softest ground, with wages from 17c to 20c an hour, it costs 5c 
per If to drive ordinary piles in the ordinary way. The highest figure, 
where the conditions are not so favorable, should not be more than 10c 
at the same rate of wages. Pointing and cutting off the top included. 
No. 7 and other buildings of the plant are set upon pile foundations, and 
5c to 6c covered all work, except one lot which cost 8c., But these prices 
wmuld not apply in all places, or in any place with few piles. Piles for 


24 


abutments cost about 20c for labor; for pile bridges, from 7 to 12c, de¬ 
pending upon interruptions from trains, etc. On an Omaha building, 
erected in 1903, the contract price for labor was $1 per pile. The piles 
averaged about 20' long. 

The building contractor usually has so little to do with pile founda¬ 
tions that the foregoing prices are sufficient to give a fair idea of what 
driving is worth. One of the blocks shown in No. 6 is piled, but com¬ 
paratively few buildings are in Omaha or Lincoln. Nevertheless there 
are quite a number which have cracked and sunk so much that a few 
piles in the right place would have been of wonderful value,—or at least 
wider footings. 

Oak piles with a 10" head are worth from 16 to 21c per If, according 
to length; white-cedar (which outlast oak if above ground) are about 
the same price. 

CHAPTER III. 

CONCRETE 

LABOR:—On No. 2 the price by piece-work was 50c per cy. The work 
was really worth 75c. The rate of wages in the neighborhood was $1.50. 

By taking 65% of the wages paid to 1 laborer for 10 hours, a safe 
figure for mixing average concrete may be found. A recent engineering 
table gives 90%, but that is too much unless some special reasons exist 
which make the work difficult. 

On No. 7 the average cost of several thousand yards was 95c, but this 
was for concrete only. The average labor on forms was 28c per yd ad¬ 
ditional. Of course, small foundations cost more than large ones. 
Forms are necessary when ground is wet, when piers have a special shape, 
or rise above the level. The engineering table referred to above sets the 
cost of forms at 35c to 85c. 

But while 95c was the average on the main buildings, on the machine 
foundations where special and complicated forms had to be made the 
cost of concrete mixing ran from $1.50 to more than $3, with an average 
for several hundred yards of $2.05. In addition to this the labor on 
forms per cy was $1.42. The quantities are small on such work, the 
angles are many, bolts are to set, and the work has to be carefully leveled 
and smoothed on top. The excavation for the same foundations ran 
to $1. 

The unloading of sand and stone from cars to ground only for the work 
on No. 7 ran to 12c per cy of concrete in wall. This figure has to be 
added to mixing if material is not delivered with teams. 

The average cost of lumber and nails for forms was 10c per cy of 
material in wall. Of course the same forms and lumber can be used 
several times. If instead of piers there is a continuous foundation the 
forms cost only about half as much for labor, and there is less lumber 
used. With piers, No. 7 required 7,000' bm and 3 kegs of spikes to each 
1,000 yds. For continuous basement walls allow studs, shores and 
planking full hight around about \ of building and change when work 
is dry. Put labor at $10 per 1000. 

On another building with about 700 yds, the complete cost of unload¬ 
ing, making forms and finishing concrete was $2. A day’s work for 2 


25 


men may be averaged at 3 to 4 cy. This does not mean 50 ft below the 
surface of the ground. The average foundation in Nebraska is seldom 
more than 10 to 15 ft below street level. 

All of the heavy foundations for No. 8 were mixed with machines at a 
cost of 75c: forms about 50c extra. No. 7 was hand-mixed. 

While writing this part a Chicago contractor, who allows $1 to $1.35 
per cy, informed me that on a certain contract for 4,000 yds in Louisiana 
in 1901, 30 men with a concrete-mixer put in 105 cy per day. The dif¬ 
ference is not so great as one might expect, but with a machine there 
is a better assurance of good mixing if work is done by contract; and 
even the best cement is wasted unless the mixing is well done. This 
was in New Orleans where the negroes do not work so hard or effectively 
as whites do elsewhere. On another large contract in Chicago 20 men 
with a mixer put in 100 yds a day. In both cases the engine man is in¬ 
cluded. One maker’s machine costs about $800 without engine; others 
are in the market complete with 3 h.p. gas engine, for $450; for horse, 
$150. 

Different sizes of another, and a popular, machine run in price from 
$300 with nothing but the skids and pulley, to $1600 mounted on a truck . 
with steam-engine and boiler. The reports from more than a score of 
users give results ranging from 60 to 350 cy in a day according to the 
size of the machine. The cost is set down by some as half that of hand 
labor. An allowance of from 5 to 8 yds per day, per man, is given. 

A correspondent in the ‘‘Engineering News” of Jan 28, ’04 describes 
his experience in mixing 20,000 yds in the north of England. Part was 
mixed with machine, part with hand labor. With the machine 13 men 
averaged 60 cy per day: with hand labor, 11 men, 30. 

On railway shops with walls and roof of concrete, erected in New Jersey 
in 1901, a mixer was found to be economical when the concrete was 18" 
thick. Below that hand mixing was cheaper. The concrete was mixed 
with the machine and put in place for 50c per cy. 

On the government breakwater at Buffalo the labor on concrete was 
$2.41 per cy. On the New York storage reservoir, .574 days for 1 man 
was time required per cy for work from 27 to 10 ft below the surface; 
and .485 days from 10 to 6 ft below. In both cases the concrete was 
wheeled into place. \ St. Louis engineer mixes concrete for street pav¬ 
ing at 30 to 40c with a machine, and common labor at $1.75, teams $4, 
engine at $5 for a 10-hour day. But street work is easier reached than 
a deep foundation, and the surface is larger. 

Only actual measurement is allowed in this book—corners are not 
doubled, openings, etc, not included. 

PRICE:—Crushed stone costs from 5 to 6c per 100 lbs FOB Omaha 
and Lincoln. A fair price is 5^c. In a yd of concrete we have there¬ 
fore, for stone, $1.27; sand, 35c; Am. Portland cement, $2.50; haul¬ 
ing sand and stone from cars, say, 3600 lbs, 75c; mixing, $1; water, 
15c, a total of $6.02. The Omaha rate for water is 15c per cy, but the 
meter rate is less than half. On a large warehouse recently erected 
near Omaha, the contractor put in the concrete for a trifle less than 
$6, and this included his profit, but the cars ran to the ground, so that 


26 


there was no hauling, which may cost 30c or $1, according to distance,— 
and wages and material were lower than now. 

If natural cement is used, a deduction of .$1.40 a yd may be made; 
if imported Portland at $3.50, the price must be raised to suit. If 
there is no hauling to be done, deduct that item. Sand at river is 15c; 
on cars Omaha, 55 to 60c; at building, 70c to $1. 

MATERIAL:—The Engineering Dep’t of the B. & M. R. R. allows 
for average concrete as follows: 2,300 lbs of crushed stone; £cy of sand; 

1 bbl of cement; $1 to mix. 

From 2,300 to 2,350 lbs of stone is a fair allowance. From a number 
of cars weighed by the FT. P. It. R. for the viaducts at 16th and 24tli 
Sts, Omaha, it was found that 2,260 lbs were sufficient for a yd of con¬ 
crete; but on small work on the line where there is more chance of 
waste, 2,500 are allowed and the excess used for filling. For the founda¬ 
tions of No. 7, 2,300 were allowed and 2,200 used, along with 6-10 of 
a yd of sand. 

Stone and sand would be bought by the cy if contractors had their 
way; but the dealers prefer to sell by weight on account of freight 
. charges. If sand comes wet it does not take so much fo make a ton as 
when dry; and granite weighs more than lava although a cy of the 
one does not fill any more space than a cy of the other. Of course 
concrete can be made more expensive by increasing the quantity of 
cement. Two barrels are given to the cy in a rule before me; 1| to 1-J- 
is a quantity often used. On No. 7, 1 1-10 of Am. Portland was the 
unit. But there is a certain point beyond which more cement means 
waste, and it is the province of the architect or engineer to discover 
it and stop. The contractor is apt to make the discovery ahead of 
either. 

But as the business of an estimator or contractor is largely to fol¬ 
low the specifications and ask no questions, it is w T ell to give a rule 
for quantities based upon different proportions. Take 4 for illustration: 
Cement, 1; sand, 2; and stone, 4 or 5 is considered the best, but an * 
excellent concrete can be made with more stone. 

No. 1—1, 2, 6; No. 2—1, 2, 4: 3—1, 2, 2; 4—1, 4, 10. (The large 
mill of an eastern cement factory is built to the roof on this last pro¬ 
portion though it seems rather weak.) 

Let us consider No. 1: There are 27 cf in a cy. On a 1, 2, 6 basis 
this means 3cf of cement, 6 of sand, and 18 of solid stone. But it has 
been found by experience and experiment that about \ more material 
is needed to fill the spaces between the crushed stone, and again 35-100 
of material to fill the voids between the grains of sand, so that using 
. 4 for sand voids gives a large enough extra cement allowance. Stone 
then being 18 gives 9 cf of space, and sand being 6, gives 2.4 cf of 
space, or altogether 11.4 cf we are short owing to the voids. Adding 
1, 2, 6 we have 9 parts; dividing the 11.4 cf by 9 we have 1.267 cf 
for a unit. To keep the materials in the same proportion add 1.267 
to 3, making 4.267 cf of cement; 2.534 to 6, making 8.534 of sand; 
and 7.6, or 6 times 1.267, to 18, making 25.6 cf of crushed stone, a 
total of 38.4 cf. 


27 


Trautwine gives us the exact proportion between uniform crushed 
stone and voids as .53 stone and .47 space, but the half is exact enough 
for practical purposes: sand runs about .65 solid to .35 void,—U. S. 
experiments .349. “It is advisable that the voids be filled or more 
than filled,”—and this puts a stop to using too much stone, but leaves 
room for sand. For 1 cy in place the foregoing figures allow 1.43 
of loose material; at the Mississippi jetties where blocks of 25 to 72 
tons were used, the allowance was 1.66, as the concrete below water 
stood only 60% of the loose material. There the proportions were: 
Portland cement, 0.16; sand, 0.45; clean gravel, 0.24; broken stone, 
0.81, a total of 1.66. Concrete at 1, 2, 6 stands: .16, .32, and .95, 
a total of 1.43. 

So much for 1, 2, 6; let us now try 1, 2, 4. There are 7 parts in 
this proportion, and 27 divided by 7 gives 3.857. This makes 3.857, • 
7.714, 15.428. Taking the half of stone and 4-10 of sand for voids, 
we are short 10.8 cf. The 7th part is 1.543. This added in the propor¬ 
tion of 1, 2, 4, gives 5.4 cement, 10.8 sand, 21.6 crushed stone, a total 
of 37.8 cf. Here sand is half of stone, and the voids will not only be 
filled but the stone will not touch; and this is consequently a better 
concrete than 1, 2, 6. 

But take 1, 2, 2: Worked out in the same way this is 7.34 cement 
and 14.69 for both sand and stone, a total of 36.72. There is less 
waste through voids in this proportion, and consequently the total is 
smaller. It is too rich, but is introduced to show that by this method 
the quantities regulate themselves. Theoretically sand should be half 
of stone, for with .47 void .5 insures enough material to keep stone 
from touching, but if the quantity of stone is fixed by the proportion 
chosen, enough sand and cement have to be added to make up the yard. 
It is often said that a cy of concrete requires a cy of crushed stone, 
a bbl of cement, and half a yd of sand, but that depends upon the pro¬ 
portion. Here we require nearly 2 bbls of cement and only a little 
more than half a yd of stone. 

Having found the cf it is necessary to mult stone and sand by weight 
if tons are desired; and divide the cf of cement by 4.4 to get loose 
bbls, or 3.8 to get packed. 

No 4 is 1, 4, 10: 27+-15==l .8X1=1.8; X4, 7.2; X10, 18. The 
voids=ll .88 -t- 15=.793, which added in the proportion of 1, 4, 10 
equals 2.59, 10.37, 25.93, a total of 38.89. So may any proportion 
be worked out. 

In the Cathedral of St. John the Divine, the proportions are: 1 Port¬ 
land cement, 2 sand, 3 quartz gravel; and 11,000 cy took 17,000 bbls. 

The rule comes close enough to actual figures to be satisfactory. 
The quantities are 6.225, 12.45, 18.675, a total of 37.35. At the 
cathedral a cy took 1.545 bbls of cement. At 3.8 cf of packed Port¬ 
land cement to a bbl our rule gives 1.68; at 4 of Western Rosendale, 
1.556. “A bbl of Rosendale is so packed at the factory that loose it 
will measure 1.25 to 1.40; Western Rosendale 1.1; Portland 1.2.” 

After I had worked out the foregoing method, I read the following 
one from the report of The American Railway, Engineering and Main- 


28 


tainence Of Way Association made in March, 1903. They give the 
stone voids at .47 and the sand voids at 32.3. On this basis ‘ we have 
theoretically cement 1; sand 3.1; broken stone, 6.5. Adding 5% of 
cement and reducing to the basis of cement 1, we have cement 1; sand, 
2.96; stone, 6.2, or nearly 1, 3, 6.” Although they do not give the 
method of working out the proportion, which is not seen at first glance, 
we can get it by setting 100 of stone as the unit instead of 1 of cement: 
100 of stone gives 47 of voids; 32.3% of 47 equals 15.181, and these 
figures stand in the proportion of 6.5, 3.1, 1. Their recommendation 
is to add 5% of cement, making 1.05. Turning this 1.05 into 1 for 
a unit of cement, sand is 2.96 and stone 6.2. 

“Various writers place broken stone and gravel voids at from 41 
to 50%. Experiments show that with ordinary sand, voids will vary 
from 31 to 38%.” 

In the example they gave 5% extra of cement is used, and they go 
from that to 10%. With the sand voids averaging .35 the method I 
worked out allowing .4 gives enough cement. 

This committee also made some interesting experiments with blue 
limestone and found the following results: 

Weight % of 
per cf voids 


Crushed rock with dust screened out. 89.22 45.16 

Stone passed thro’ 2" ring and retained in 1". 86.74 47.70 

Stone passed thro’ 2 and retained in \ . 77.70 50.66 

Pea size. 75.44 49.63 


For western natural cement they set 1 bbl at 265 lbs, with 3 paper 
sacks as the equivalent, or 2 jute sacks with 133 lbs each; eastern 
cement runs to 300 lbs. “Portland cement shall not contain less than 
376 lbs, and 4 sacks shall equal 1 bbl.” A bbl of Portland weighs 
about 400 lbs gross, 380 net. 

An approximate way of finding the barrels of cement for any pro¬ 
portion is to divide 11 by the sum of all the parts: No. 1 by 9; 2 by 7; 
3 by 5; and 4 by 15, giving 1.23, 1.57, 2.2 and .74 barrels of cement— 
then multiply by the parts of sand and stone to get barrels, which mul¬ 
tiply by 3.8 for cubic feet. No. 1, for example, would have 2.46 bar¬ 
rels of sand, and 7.38 of stone. 

The following tables save the trouble of calculation. They are supplied by 

the 

CONTRACTORS PLANT CO., BOSTON. 






29 


Concrete with 2 l / z inch Stone. 


CONCKETE WITH GRAYED % INCH 
AND UNDER. 


Proportions of 
Mixture 


Req’d for 1 c yd 


Proportions of 
Mixture 


Req’d for 1 c yd 


Cem¬ 

ent. 

Sand 

Stone 

Cem¬ 

ent 

Hhls 

Sand 
c yds. 

Stone 
c yds. 

Cem¬ 

ent 

Sand 

Gravel 

Cem¬ 

ent 

Bbls 

Sand 
c yds 

Gravel 
c yds 

1 

1 

2.0 

| 2.72 

0.41 

0.83 

1 

1 

2.5 

2.10 

0.32 

0.80 

1 

1 

2.5 

2.41 

0.37 

0.92 

1 

1 

3.0 

1.89 

0.29 

0.86 

1 

1 

3.0 

2.16 

0.33 

0.98 

1 

1 

3.5 

1.71 

0.26 

0.91 




.... 



1 

1 

4.0 

1.55 

0.24 

0.94 

1 

1.5 

2.5 

2.16 

0.49 

0.82 

1 

1.5 

3.0 

1.71 

0.39 

0.78 

1 

1.5 

3.0 

1.96 

0.45 

0.89 

1 

1.5 

3.5 

1.57 

0.36 

0.83 

1 

1.5 

3.5 

1.79 

0.41 

0.96 

1 

1.5 

4.0 

1.46 

0.33 

0.88 

1 

1.5 

4.0 

1.64 

0.38 

1.00 

1 

1.5 

4.5 

1.34 

0.31 

0.91 




. . . . 



1 

1 5 

5 0 

1 24 

0 28 

0 94 

1 

2.0 

3.0 

1.78 

0.54 

0.81 

1 

2.0 

3.5 

1.44 

0.44 

0.77 

1 

2.0 

3.5 

1.66 

0.50 

0.88 

1 

2.0 

4.0 

1.34 

0.41 

0.81 

1 

2.0 

4.0 

1.53 

0.47 

0.93 

1 

2.0 

4.5 

1.26 

0.38 

0.86 

1 

2.0 

4.5 

1.43 

0.43 

0.98 

1 

2.0 

5.0 

1.17 

0.36 

0.89 







1 

2.0 

6.0 

1.03 

0.31 

0.94 

1 

2.5 

3.5 

1.51 

0.58 

0.81 

1 

2.5 

4.0 

1.24 

0.47 

0.75 

1 

2.5 

4.0 

1.42 

0.54 

0.87 

1 

2.5 

4.5 

1.16 

0.44 

0.80 

1 

2.5 

4.5 

1.33 

0.51 

0.91 

1 

2.5 

5.0 

1.10 

0.42 

0.83 

1 

2.5 

5.0 

1.26 

0.48 

0.96 

1 

2.5 

5.5 

1.03 

0.39 

0.86 

1 

2.5 

5.5 

1.18 

0.44 

0.99 

1 

2.5 

6.0 

0.98 

0.37 

0.89 







1 

2.5 

7.0 

0.88 

0.33 

0.93 

1 

3.0 

4.0 

1.32 

0.60 

0.80 

1 

3.0 

5.0 

1.03 

0.47 

0.78 

1 

3.0 

4.5 

1.24 

0.57 

0.85 

1 

3.0 

5.5 

0.97 

0.44 

0.81 

1 

3.0 

5.0 

1.17 

0.54 

0.89 

1 

3.0 

6.0 

0.92 

0.42 

0.84 

1 

3.0 

5.5 

1.11 

0.51 

0.93 

1 

3.0 

6.5 

0.88 

0.40 

0.87 

1 

3.0 

6.0 

1.06 

0.48 

0.97 

1 

3.0 

7.0 

0.84 

0.38 

0.89 







1 

3.0 

7.5 

0.80 

0.37 

0.91 







1 

3.0 

8.0 

0.76 

0.35 

0.93 

1 

3.5 

5.0 

1.11 

0.59 

0.85 

1 

3.5 

6.0 

0.88 

0.46 

0.80 

1 

3.5 

5.5 

1.06 

0.56 

0.89 

1 

3.5 

6.5 

0.83 

0.44 

0.82 

1 

3.5 

6.0 

1.00 

0.53 

0.92 

1 

3.5 

7.0 

0.80 

0.43 

0.85 

1 

3.5 

6.5 

0.96 

0.51 

0.95 

1 

3.5 

7.5 

0.76 

0.41 

0.87 

1 

3.5 

7.0 

0.91 

0.49 

0.98 

1 

3.5 

8.0 

0.73 

0.39 

0.89 







] 

3.5 

8.5 

0.71 

0.38 

0.91 







1 

3.5 

9.0 

0.68 

0.36 

0.92 

1 

4.0 

6.0 

0.95 

0.58 

0.87 

1 

4.0 

7.0 

0.77 

0.47 

0.81 

1 

4.0 

6.5 

0.91 

0.55 

0.90 

1 

4.0 

7.5 

0.73 

0.44 

0 S3 

1 

4.0 

7.0 

0.87 

0.53 

0.93 

1 

4.0 

8.0 

0.71 

0.43 

0.86 

1 

4.0 

7.5 

0.84 

0.51 

0.96 

1 

4.0 

8.5 

0.68 

0.42 

0.88 

1 

4.0 

8.0 

0.81 

0.49 

0.98 

1 

4.0 

9.0 

0.65 

0.40 

0.89 







1 

4.0 

9.5 

0.63 

0.38 

0.91 







1 

4.0 

10.0 

0.61 

0.37 

0.93 



































































30 


Concrete wtth Stone 1 incft Concrete with Stone 2t4 inch 

AND UNDER. AND UNDER. _ 


Proportions of 
Mixture 

Req’d for 1 c yd 

Proportions of 
Mixture 

Req’d for 1 c yd 

Cem¬ 

ent 

Sand 

Stone 

Cem¬ 

ent 

Bbls 

Sand 
c yds 

Stone 
c yds 

Cem¬ 

ent 

Sand 

Stone 

Cem¬ 

ent 

Bbls 

Sand 
c yds 

Stone 

cyds 

1 1 

1 

2 0 

2.57 

0.39 

0.78 

1 

1 

2.0 

2.63 

0.40 

0.80 

1 

1 

2.5 

2.29 

0.35 

0.70 

1 

1 

2.5 

2.34 

0.36 

0.89 

1 

1 

3.0 

2.06 

0.31 

0.94 

1 

1 

3.0 

2.10 

0.32 

0.96 

1 

1 

3.5 

1.84 

0.28 

0.98 

1 

1 

3.5 

1.88 

0.29 

1.00 

1 

1.5 

2.5 

2.05 

0.47 

0.78 

1 

1.5 

2.5 

2.09 

0.48 

0.80 

1 

1.5 

3.0 

1.85 

0.42 

0.84 

1 

1.5 

3.0 

1.90 

0.43 

0.87 

1 

1.5 

3.5 

1.72 

0.39 

0.91 

1 

1.5 

3.5 

1.74 

0.40 

0.93 

1 

1.5 

4.0 

1.57 

0.36 

0.96 

1 

1.5 

4.0 

1.61 

0.37 

0.98 

1 

1.5 

4.5 

1.43 

0.33 

0.98 

1 

1.5 

4.5 

1.46 

0.33 

1.00 

1 

2.0 

3.0 

1.70 

0.52 

0.77 

1 

2.0 

3.0 

1.73 

0.53 

0.79 

1 

2.0 

3.5 

1.57 

0.48 

0.83 

1 

2.0 

3.5 

1.61 

0.49 

0.85 

1 

2.0 

4.0 

1.46 

0.44 

0.89 

1 

2.0 

4.0 

1.48 

0.45 

0.90 

1 

2.0 

4.5 

1.36 

0.42 

0.93 

1 

2.0 

4.5 

1.38 

0.42 

0.95 

1 

2.0 

5.0 

1.27 

0.39 

0.97 

1 

2.0 

5.0 

1.29 

0.39 

0.98 

1 

2.5 

3.5 

1.45 

0.55 

0.77 

1 

2.5 

3.5 

1.48 

0.56 

0 79 

1 

2.5 

4.0 

1.35 

0.52 

0.82 

1 

2.5 

4.0 

1.38 

0.53 

0.84 

1 

2.5 

4.5 

1.27 

0.48 

0.87 

1 

2.5 

4.5 

1.29 

0.49 

0.88 

1 

2.5 

5.0 

1.19 

0.46 

0.91 

1 

2.5 

5.0 

1.21 

0.46 

0.92 

1 

2.5 

5.5 

1.13 

0.43 

0.94 

1 

2.5 

5.5 

1.15 

0.44 

0.96 

1 

2.5 

6.0 

1.07 

0.41 

0.97 

1 

2.5 

6.0 

1.07 

0.41 

0.98 

1 

3.0 

4.0 

1.26 

0.58 

0.77 

1 

3.0 

4.0 

1.28 

0.58 

0.78 

1 

3.0 

4.5 

1.18 

0.54 

0.81 

1 

3.0 

4.5 

1.20 

0.55 

0.82 

1 

3.0 

5.0 

1.11 

0.51 

0.85 

1 

3.0 

5.0 

1.14 

0.52 

0.87 

1 

3.0 

5.5 

1.06 

0.48 

0.89 

1 

3.0 

5.5 

1.07 

0.49 

0.90 

1 

3.0 

6.0 

1.01 

0.46 

0.92 

1 

3.0 

6.0 

1.02 

0.47 

0.93 

1 

3.0 

6.5 

0.96 

0.44 

0.95 

1 

3.0 

6.5 

0.98 

0.44 

0.96 

1 

3.0 

7.0 

0.91 

0.42 

0.97 

1 

3.0 

7.0 

0.92 

0.42 

0.98 

1 

3.0 

5.0 

1.05 

0.56 

0.80 

1 

3.5 

5.0 

1.07 

0.57 

0.82 

1 

3.5 

5.5 

1.00 

0.53 

0.84 

1 

3.5 

5.5 

1.02 

0.54 

0.85 

1 

3.5 

6.0 

0.95 

0.50 

0.87 

1 

3.5 

6.0 

0.97 

0.51 

0.89 

1 

3.5 

6.5 

0.92 

0.49 

0.91 

1 

3.5 

6.5 

0.93 

0.49 

0.92 

1 

3.5 

7.0 

0.87 

0.47 

0.93 

1 

3.5 

7.0 

0.89 

0.47 

0.95 

1 

3.5 

7.5 

0.84 

0.45 

0.96 

1 

3.5 

7.5 

0.85 

0.45 

0.98 

1 

3.5 

8.0 

0.80 

0.42 

0.97 







1 

4.0 

6.0 

0.90 

0.55 

0.82 

1 

4.0 

6.0 

0.92 

0.56 

0.84 

1 

4.0 

6.5 

0.87 

0.53 

0.85 

1 

4.0 

6.5 

0.88 

0.53 

0.87 

1 

4.0 

7.0 

0.83 

0.51 

0.89 

1 

4.0 

7.0 

0.84 

0.51 

0.90 

1 

4.0 

7.5 

0.80 

0.49 

0.91 

1 

4.0 

7.5 

0.81 

0.50 

0.93 

1 

4.0 

8.0 

0.77 

0.47 

0.93 

1 

4 0 

8.0 

0.78 

0 48 

0.95 

1 

4.0 

8.5 

0.74 

0.45 

0.95 

1 

4.0 

8.5 

0.76 

0.46 

0.98 

1 

4.0 

9.0 

0.71 

0.43 

0.97 

1 


.... 

.... 

.... 

. . . . 















































































31 


CONCRETE WITH STONE DfST FOR ARTIFICIAL STONE. 


Proportions of 
Mixture 

Req’d for 1 c yd 

Proportions of 
Mixture 

Req’d for 1 c yd 

Cem¬ 

ent 

Sand 

Stone 

Cem¬ 

ent 

Bbls 

- Sand 
c yds 

Stone 
c yds 

Cem¬ 

ent 

Sand 

Stone 

Cem¬ 

ent 

Bbls 

Sand 
c yds 

Stone 
e yds 

1 

1.0 

2.0 

2.51 

0.38 

0.76 

1 

2.0 

4.0 

1.44 

0.44 

0.88 

1 

1.0 

2.5 

2.27 

0.35 

0.86 

1 

2.5 

4.0 

1.33 

0.50 

0.81 

1 

1.5 

2.5 

2.00 

0.46 

0.76 

1 

2.5 

5.0 

1.18 

0.45 

0.90 

1 

1.5 

3.0 

1.83 

0.42 

0.84 

1 

3.0 

4.0 

1.23 

0.56 

0.75 

1 

2.0 

3.0 

1.65 

0.50 

0.75 

1 

3.0 

5.0 

1.10 

0.50 

0.84 


The weight of dry concrete is from 130 to 160 lbs to cf. A fair av¬ 
erage is 145. 

A stone crusher costs from $700 to $2,000 and crushes 6 to 7 cy per 
hour with 10 to 12 men, and an engine of 8 to 10 h. p. A car-load of 
cement runs about 170 bbls. 

The results of some interesting experiments were published in The 
Railroad Gazette of April 11, 1902. They may be of use to those who 
want accurate figures for the proportions and weight of concrete: 

Per cent of voids: Sand, 25; gravel, 32; stone, 44. Weight of ma¬ 
terial per cf: sand, 102; gravel, 98; crushed stone, 84; cement, 88. 

In these experiments 4 sacks of cement measured loose 4.42, or 
practically 4.5 cf. The packed bbl does not have so many cf—from 
3.5 to 3.8—as the loose, and herein lies a basis of dispute between 
the men of theory and the contractors. The theorists want the propor¬ 
tions to be taken from the measurement of the packed bbl, and the 
contractors naturally want the cement to be measured loose like sand 
and stone. Good cement is saved by this method; why waste it? The 
courts have sometimes had to decide the matter. Sand, we are told, 
shrinks from 7 to 10% when wet, but we hear no cry for packed sand. 
If one why not another? The committee already quoted was content 
with 10% at most, but some authorities tell us that owing to this shrink¬ 
age the cement paste should be about 50% in excess of the voids of 
the sand, and that the mortar of cement and sand should be about 50% 
in excess of the voids of the stone. If the Gazette’s figure of 25% void 
is correct, the allowance of . 4 which is given in the examples worked 
out is sufficient,—and the rest may be filled with pure sand until the 
theorists give us a figure upon which they all agree. 

Another part of the same number dealing with proportions says 
that cement 1, sand 1, and stone 2 make as good a concrete as can be 
made with natural cement; while 1, 2, 4 to 44 is as poor as good prac¬ 
tice will permit. Portland at 1, 3, 6 “is sufficiently good for ordinary 
construction;” 1, 4, 8 for plain work. 

The cement mills could not turn out enough material to supply the 
demands of 1902, and the future is likely to witness even a more ex¬ 
tensive use of concrete. In the U. S. the production of natural cement 



















































32 


is from 8,000,000 to 9,000,000 bbls,—in 1902, about 9,600,000. The 
following figures showing the production of Am. Portland only are 


worthy of note: 

Year Barrels 

Year 

Barrels 

Year 

Barr re Is 

1882.... 

85,000 

1890.... 

. . 335,000 

1898.... 

. . 3,692,284 

1884.... 

100,090 

1892.... 

547,440 

1900. . .. 

. . 8,482,020 

1886 .. 

. . 150,000 

1894.... 

. . 798,757 

1901.... 

.. .12,711,225 

1888.... 

. . 250,000 

1896.... 

. . 1,543,023 

1902. . . . 

.. .20,864,078 


A large number of \\" holes were drilled in the hardened concrete of 
No. 7 to hold the steel cols. They are 29" deep, and 2 men with a hand 
drill cut 7 in a day. Some at 23" were cut at the rate of 10 per day. 

The water-table of No. 7 and the other buildings of the plant is made 
of concrete cast in a form. It costs about 40c per cf. Stone costs $1.25 
and upwards. The concrete runs clear through the wall and takes the 
place of the brick, while stone is usually only 8" wide. The setting cost 
about 13c per cf, but stone also requires to be set. Labor was .20, sand 
.01, stone .05, cement .10, or a total of 36c, but a leeway of a few cents 
is desirable. Of course a small quantity would cost more, as the same 
forms are required for 100 ft as for 1,000; arid angles require more labor 
than long straight walls. 

The water-table was a complete success, hard as a rock and as smooth 
as the boards on the inside of the forms. 

We have republican and democratic waves, conservative successes 
and liberal triumphs in the political field; and it sometimes seems that 
waves come in building as well as in other spheres. One of the first, jobs 
I got as an apprentice was to put up 2 long lines of studs covered on 
the inside with boards about a foot apart. Then the concrete was 
poured in and the finished wall appeared after the boarding was taken 
away. About the same time, in the same place, a stone ccntractcr be¬ 
came tired of stone and took to concrete for. everything,—door and win¬ 
dow sills, mouldings, and the walls of his buildings clear to the roof. 
But stone still survives. 

Now we are in the midst of another revival. Stone, in spite of machin¬ 
ery, has risen to a high price, and builders begin to look around for a sub¬ 
stitute. They find it in concrete and terra-cotta, and if properly used 
both serve as a check on the stone-mason. The danger is that concrete 
will be put to unwarranted uses. Concrete piles are made. If it goes 
too far something will “drap,” and then the authorities will become so 
unreasonably suspicious that they will not use concrete in places where 
it is better in every way than any other material. 

Since writing the foregoing paragraph I have seen a description of a 
7-story building now going up in Milwaukee. It is of cement throughout. 
Above the 2nd story there will be neither wood nor iron except the sash 
on one front. “The girders will be solid beams of concrete, cast upon 
the premises as required.” It is attracting unusual attention among 
builders. 

Developments come so fast in our day that one paragraph is no sooner 
finished than it is time to begin another. In May, 1903, I saw a picture 
of a 16-story building being erected in Cincinnati for the president of 












33 


“The Big Four,” and with the exception of some stone trimmings it is 
wholly of concrete. 

CONCRETE FLOORS 

On No. 2 there were 1,150 sq yds of floor with a 2" concrete base and a 
V top-dressing. The base was 1, 2, 5. Without the top-dressing there 
were 64 cy. A 6" bed of cinders was first laid down, watered and tamped. 
MATERIAL:—100 bbls American and Imported Portland. I did not 
keep an exact account of the stone, but the ordinary rules for concrete 
will give the quantity closely enough, say, 75 tons. Sand about 32 cy. 
Labor was 35c an hour for 1 man, and ordinary wages of $1.50 to $1.75 
for laborers. The labor ran to $300; cement, $345; stone, $82.50; sand, 
$22, a total of $748.50, or close to 66c per sq yd. There is nothing 
allowed for tools, hose, etc, in this or the other concrete figures. 

By the sq yd, sand and stone were 10c; cement, 30c; labor, 26c. This 
price is too close to figure on with safety, as accidents sometimes happen. 
Of course, 2" thick does not take so much material as 4. 

For a floor of this kind 5" thick, the usual allowance is $1 to $1.25, 
depending upon wages, price of cement, etc. All the cement walks 
around No. 9 were laid for $1.35, and the price was low as cement was 
$2.75 per bbl. In spite of the high price of the imported cement the 
floors of No. 2 went dowm reasonably cheap. The labor included the 
wheeling of rubbish and the tamping of cinders. One bbl of cement laid 
100 sq ft; but that was for only 2\" thick. A trade publication at hand 
gives 1 bbl to 75 sq ft. 

But again I know of a small building erected in Omaha in 1902 where 
6" floors cost about $1.70 per sq yd. Gutters had to be formed in several 
places, and special w r ork of that kind soon runs into extra time. 

It is easy enough to estimate floors, sidewalks, etc, of a special thick¬ 
ness, as we have only to get the number of cy and add the top-dressing. 
The dressing is sometimes 1 of cement to 1 of sand in the specification, 
but seldom in the floor. It is easy enough to get at the number of cy in 
the dressing, and the quantity of cement can be found at 4 cf in a bbl. 
The labor on dressing will run to about 14c per sq yd at the rate of w^ages 
given for No. 2. Of course the labor on a thin floor of 2", for example, 
is more in proportion than for 4 or 6. The same leveling and top-dress¬ 
ing have to be done in both cases. 

Cement base: A cement base about |xl0" w r as formed all through the 
basement of No. 2. The price ran to about 12c per If, I think, although 
no record of the time w'as kept. But a contractor wmuld not take such a 
base for less than 18c, including his profit,—and on small rooms 20c 
would not be too much. 

CHAPTER IV. 

> STONEWORK 
RUBBLE 

MEASUREMENT:—Measurement is taken only by the cf or cy. Perches 
and cords are out of date. 

Rubble is often measured by counting the corners twice, and making 
no deductions for openings, just as with brickwork. Here we shall abide 
by net measurement so that an accurate bill of material can be taken 


34 


directly from the original estimate, no matter how many or varied the 
openings or corners may be. It naturally takes a little more raw material 
for angles than for straight work, but this does not count enough to 
justify the old style of measurement. Even when a wall is less than 16" 
thick it is best to take the actual contents and allow extra for labor. 

QUANTITY:—Allow 2,900 lbs of stone to the cy of masonry in the wall. 
The owner of a Nebraska quarry writes me that his railroad customers 
say that it takes from 3,000 to 3,200 lbs. An Omaha mason gives the 
same figure. Something depends upon the stone. Thin stone with 
more joints make up in mortar for less weight required. “On small 
stones about ^ of the mass will be mortar; large stones ^ to The 
C. & N. W. R. R. finds 2,700 lbs enough for a yd in the wall, but the stone 
is of good quality. The ordinary Chicago allowance is 13,000 lbs to 128 
cf, or 2,742 lbs to the cy of finished wall. 

Good work requires what is colloquially known as “2-man rubble,”— 
that is, stone too heavy for 1 man to lift—‘ ‘ 1-man rubble” is fit only for 
cheap work. It would not be accepted on government buildings. The 
raw material is worth about 50c per cy less than the other. 

As with sand and crushed stone it is almost obligatory for a contractor 
to take rubble by weight instead of measurement on account of freight 
and hauling charges; and it is therefore worth remembering in case a 
specification calls for granite or some specially heavy stone that an extra 
allowance would be necessary. Granite or limestone runs at least 20 lbs 
heavier to the cf than sandstone, but granite is seldom used for rubble. 

The proportion of mortar given by one writer is to coarse rubble not 
dressed, 33 to 40%; roughly dressed, 25 to 30%; well dressed and 
coursed, 15 to 20%. With stone at 150 lbs to the cf, allow 2,700 lbs in 
the first case, 3,040 in the second, and 3,440 in the third. 

For ordinary work Trautwine allows 6 at the quarry to 5 in the wall. 
The proportion of 128 in the quarry to ICO in the wall is often used, end 
on 400 or 500 cy was recently tested in Omaha with satisfactory results. 
In case stone is not bought by weight this will serve as a measure of quan¬ 
tities. According to the same authority 1 cy of stone when broken 
occupies 1.9 cy when perfectly loose, or 1.75 when piled up. 

PRICE:—From $4.50 to $6 per cy. Midway is a fair price for ordinary 
work in Am. Portland with wages at 45c to 50c. The heavy wall that 
runs around the west side of the Omaha post-office was let to the con¬ 
tractor in 1901 for $6, but this included his profit. It is laid in cement 
and is an excellent piece of work. There are no angles to speak of, and 
no openings, but a straight wall about 2' thick. 

Engineering work of a certain class costs more. Embankment and 
abutment walls faced with squared limestone filled in behind with 
dimension stone undressed run here, hauling included, from $9 to $10 
per cy all through. But the face stone, if taken alone, is worth per cf 
close to 70c. Small piers squared all around run to 75c per cf. Some 
local work of both classes has recently been done at these figures with 
Nebraska stone which costs 25c on cars, but profit is included. If Bed¬ 
ford or Kasota stone is used the price is increased, as the raw material 


35 


is worth 50c. A cheaper Bedford stone can be used for this work than 
for buildings. 

The limestone masonry in the piers of the bridge across the Missouri 
River at Plattsmouth, Nebr.—1879-80—cost the R. R. Co. $18.60 per cy 
exclusive of freight, engineering expenses and tools. The small piers ran 
from $12 to $14. Work of this kind would be better classed under cut 
stone than rubble. 

“One-man” rubble FOB Omaha or Lincoln, about $1.10; “2-man,” 
$1.20 per ton. 

There is little rubble used in this territory. It is safe to say that for 
one foundation of stone there are 99 of brick, usually with a concrete 
footing. Thus it is that our surroundings change. During a long 
apprenticeship of 5 years and for 1 year afterwards as a journeyman I 
worked on and saw all kinds of buildings and never, so far as I remember, 
lifted a hammer on a brick one. Everything, except inside partitions 
and a few factories, is of stone in the town of Kirkcaldy, with a popula¬ 
tion of 20,000 people, and there are no anchors on the joists. The walls 
are built thick enough to stand. The walls of the 1-story cottage I 
lived in near that place are 30" thick for an 8' ceiling. Like a man with 
big feet such buildings would stand although they were shot. 

It is seldom that a building contractor has to line a slope with stone, 
but the following figures from ‘ ‘The Engineering News” of June 11, 1903, 
will be of interest. They are taken from actual records. The maximum 
thickness of this kind of work is 10" to 12"; minimum, 3" to 4". Stones 
must be 12" long. Average joints are \Y', if h", the labor costs twice as 
much. Mortar is not used. With \\" joints, 750 cy of 12" were laid, 
each laborer laying cy per day at the beginning, and 3 later on. 
Skilled men were then employed and laid 5 cy with 1 laborer to 4 trades¬ 
men. Part of the work was then sublet at 50c per cy to men who had 
been laying 5 cy; from that time on they laid 7. On rougher work 
skilled men sometimes lay 10 to 12. 

On another contract 4 masons and 4 laborers averaged 60 cy in 10 
hours. With material delivered at $1.25 to $1.50 the finished work is 
worth $1.75 to $2. The time at quarry for 280 yds was 1,000 hours to 
quarry and load; this made 220 cy in the wall. The teamsters hauled 4 
to 5 loads in a day, a distance of 2^ miles. Team traveled at rate of 2^ 
miles per hour. 

On another contract with 750 cy 6 trips were made a distance of If 
miles. 

MORTAR:—The quantity of mortar required depends'upon the qual¬ 
ity of the work and the size of the stone. Thin stones naturally require 
more than large blocks. Taking the figures already given, 33, 25, 15% 
of mortar we may easily arrive at the quantities for the various pro- 
. portions. Taking cement packed we have in Am. Portland about 7 bbls 
to the cy. For a cy of cement mortar allow as follows,—the figures for 
cement being in bbls, and for sand in yds: 

1 to 1, 4.2 cement to .6 sand; 1 to 2, 2.7, .8; 1 to 3, 2, .9; 1 to 4, 1.7, 
.95; 1 to 5, 1.3, .97; 1 to 6, 1.2, .98. But it must be remembered that 
when cement reaches a certain point of weakness it will not work, and 


36 


what is gained in material is more than lost in wages. But again, a 
mortar of 1 to 3 is about as strong as we ever make, no matter what is 
specified; 1 to 1 is unreasonable considering that the rivers and the hills 
are full of cheap sand—and except for coping of walls and such work 
it is not really necessary. 

Let us choose for illustration a coarse undressed rubble with 33% of 
mortar—and if filling is not properly done with small stones a careless 
mason can easily throw in ^ of the mass in mortar. Taking 30 cy we 
require 10 cy of mortar. At the proportion of 1 to 3 this means 20 bbls 
of cement and 9 yds of sand to 30 cy of masonry. 

At 1 to 5 for the same quantity of masonry 13 bbls and 9.7, or practi¬ 
cally 10 cy of sand. 

Or taking the second class of masonry which is better than the average, 
we have 25% or £ of the total in mortar. For 4 yds of wall we therefore 
require 1 yd of mortar. At the proportion of 1 to 4, which is of fair 
quality, 1.7 bbls of cement require close to 1 yd of sand. In 4 cy we have 
108 cf, so that for average work allow If bbls and 1 yd to every 100 cf of 
finished wall. A yd of sand to 3£ cy is an Omaha allowance; and \ bbl 
of cement to 1 yd of rubble. 

LIME MORTAR:—Lime makes f to l more mortar than cement as it 
swells when slacked; for this reason the cement quantities require to be 
cut down. Some allow \ bbl to cy ,—\ is safer. Trautwine gives 2 bbls 
to 100 cf, but this is too much unless the stone is thin and small. But 
again, we run across lime that does not seem to make more than | of the 
mortar produced from the best brands. On several buildings a careful 
account of mortar was kept, and at our prices cement was 65c and lime 
55c per cy of wall. For making rubble mortar the Omaha Water-Works 
Co. charges 8c per cy for water; for tempering only, 3c. The meter rate 
is 35c per 1,000 gals which is far cheaper,—say 4 the price. The Chicago 
rate is 6c for 128 cf. 

LABOR:—A mason and laborer will lay 3 cy of ordinary rubble in an 
8-hour day; and on some kinds of walls below ground, 5 to 6. One 
laborer can attend 2 masons if everything is handy, but, if wheeling is 
required it takes about man to man. In the stone-cutting yard 2 men 
can attend 10 cutters. 

On a building recently erected 500 cy of rubble cost about $1,000 for 
labor. Most of the stones had to be handled with a derrick, and although 
the walls were thick and straight this cost probably 25c extra. On an¬ 
other building with 120 yds the walls were short and the cost ran to $2.50, 
but extra time was required on the angles. Good time can be made with 
a derrick if all the stones are large, but if work is so far aw«y from ground 
that large and small have to be handled this way it costs more. A fair 
price for 18 to 20" ordinary work is $1.50. Thick, straight walls can be 
done for less. The labor is not exactly in proportion to the number of 
cy, as a 16" wall requires 2 faces just as a 24" does; and the filling goes 
in faster than the outside work. Scaffolding has sometimes to be 
allowed if walls are high. 

In 8 hours 1 man will cut and square about 40 cf of large limestone 
blocks for bridge and pier work, and 25 of small blocks. Sandstone 


37 


costs more to cut than limestone as it wears out the tools sooner. Unless 
very soft it is worth 10% more to square up. There is no sandstone in 
Bedford, Ind.; “Bedford” is a limestone. 

GRANITE:—Granite rubble would cost about 3 times as much as lime¬ 
stone here, and is consequently never seen. The following figures are 
culled from the appendix of Baker’s work on Masonry—and he culled 
them from the official reports. In case of emergency they will give a 
fair idea cf the labor on granite. 

In quarrying rough stone allow for 1 man 8-10 of a day per cy; stone 
to be cut for facework, 2.6 days. 

On more than 2,000 cy near New York it was found that the average 
time of a cutter for 1 cy was 36 hours. The work was all cut into headers 
and stretchers—2'x3 r , and 2'x6' with a rise of from 20" to 26". Round 
coping required more work; the average per cy was 50 hours for 1 man. 
Keystones, springers, etc, 56 hours. But these figures include moving 
stone, sharpening tools, superintendence, etc. Superintendence was 
5%; sharpening tools, 15; interest on sheds, derricks, etc, 1%; new 
tools and timber, 1%, or 52% in all, which added to the total wages 
gives the complete cost. It is thus seen that half the cost is outside of 
cutting proper. 

On another contract a minimum day’s work was set at 12 superficial 
ft on a total of 118,383 cf; but the average for beds and joints reached 
13.6' per man per day. The average ran as follows: 


Beds and joints.13.6 super ft 

Pointed work with margins. 8.5 

Peen-hammered. 6.15 

6-cut patent-hammered. 5.22 

8-cut patent-hammered. 4.24 


On the Croton reservoir a minimum day’s work of joints was fixed 
at 15 sq ft for 1 man, but with draft around the edges this is equal to 
17.7 sq ft. 

The average day’s work in cutting beds to lay a f joint was 18.7 sq ft. 
In these last 2 items add for superintendence, 8%; sheds and tools, 
7%; sharpening tools, 11%; labor moving stone, 10; drilling off rough 
face, 4; making a total of 40% to be added to cutting. 

The finished work of the new Omaha post-office, moldings included, 
is said to cost $3 per cf FOB, cars. 

ASHLAR AND CUT STONE 

MEASUREMENT:—Take the exact cubic contents of a wall and order 
the stone from the quarry on this basis. The quarryman allows for 
waste in cutting. If 100 cf are ordered the block is sent large enough 
to be scjuared to this size. With such a stone as Bedford there is little 
chance of waste if sizes cut to advantage. The ordinary method of 
measurement allows openings under a certain size, doubles angles and so 
forth, but "The Building Estimator” in general is not based upon this 
old system. In rock-faced work allow 2" extra for projections beyond 
the face of the wall; if the stone rests 8" on the wall this means 10" 
material. Projections are usually about 1", but a margin has to be 
allowed for safety. 







38 


PRICE:—Bedford is delivered FOB Omaha for G8 to 70c per cf. Blue 
and buff are commonly used. Blue is better than buff. I here is a hard 
Royal Blue which costs the same, or a trifle extra, but is about 20% more 
expensive to cut. It is used for long lintels, steps, etc, as the common 
Bedford is too soft. 

The cut stone over an average building may be taken as $1.40 per cf, 
but something depends upon the state of the yards. In busy times $1.50 
is asked. These figures include the contractor’s profit, but not setting 
which is worth about 20c extra, and 5c for pointing, or 25c per cf. 

On an Omaha house finished in 1903, with about 16,000 cf of broken 
ashlar from Silverdale, Kan., including moldings, battlements, turrets, 
and all stonecutting, 3 contractors allowed from $1.45 to $1.50 per cf set, 
but another got the contract, so that his price is lower. The raw material 
FOB Omaha cost about 50c per cf. 

On a library built in eastern Iowa in 1902 there were 16,000 cf of Bed¬ 
ford stone estimated by the successful contractor at $25,000 set in the 
wall. After deducting about $4,000 for carving, the complete job was 
only $1.31 per cf which is too low. Freight is, of course, lower at that 
point than here. 

Another library—the one now going up in South Omaha—was esti¬ 
mated at about $1.90 per cf set. 

The Commercial Nat’l Bank, Omaha, was estimated set at $2.25 by an 
unsuccessful bidder; it was probably done for about $2. But better 
prices were obtained when it was built. As it is polished, the rate would 
now be lower on account of saws. But rubbed work is worth about 20c 
per sq ft extra if straight; and 35c if circular. If more than 1 side is 
finished the cost is naturally increased. If coursed or range work is 
used instead of broken or random ashlar, 20c per cf may be deducted. 
The setting is much easier. 

But ashlar is usually taken by the sq ft instead of by the cf. The 
price depends upon the number of openings and the size of the reveals. 
If they are 8" the stone must be much thicker than if 4; and if openings 
are close together a thinner stone can not be much used between. Rock¬ 
faced of average thickness is worth $1 to $1.25 broken in “Crazy Quilt” 
fashion; 90c broken but squared; and 80c coursed from 8 to 12" high 
in 4 and 8". 

All of the foregoing figures are based on Bedford stone. The setting 
and pointing are not included. The setting of broken ashlar costs about 
15c per sq ft. On a large, straight job without delay 10c is enough, but 
residences with waiting on bricklayers, etc are worth about 20c. 

CUT STONE 

For Bedford water-table, door and window sills, courses, bands, and 
in general the whole of the cut-stone bill on an average brick building, 
allow $1.50 per cf delivered either on the cars or at the building in cities 
like Omaha and Lincoln. But when there is an excess of moldings, 
pediments, carving and so forth, care must be taken to make a due 
allowance. 

The large 4" flagstones around No. 3 were laid complete for 37c per sq 
ft; 4" is now worth 35c laid; 6", 60c. Saws now reduce the price al- 


39 


though wages are higher. If laid on I beams allow 8 to 10c extra per sq 
ft, as laying is more difficult. No. 2 stone is used. 

MORTAR:—The backing of ashlar, whether brick or rubble, requires 
the common allowance of material given under these headings. With 
courses 8" high less mortar is necessary than with common brick; and 
when the courses are 18" and of a proportionate length it is clear that the 
quantity of mortar is decreased. In such a case make a reasonable 

deduction from the allowance. 

\ 

“With $ to \ joints,” says Baker, “and 12 to 20" courses there will 
be about 2 cf per cy; with larger blocks and closer joints 1 cf of mortar 
to 1 cy of masonry. Laid in 1 to 2 mortar ordinary ashlar requires | to 
5 of a bbl of cement per cy of masonry,”—but 1 to 2 is seldom used ex¬ 
cept in specifications. Cement is too valuable. A given number of cf 
of mortar being determined for a yd of finished work.it is easy by referr¬ 
ing to the rubble table to allow cement, lime and sand according to the 
proportion desired; and lime it will be remembered makes more mortar 
than cement. 

Another authority says that ashlar in courses of 20 to 32", and joints 
of | to f, will have from 5 to 6% of mortar. With ordinary rubble run¬ 
ning from 25 to 33% of mortar it is evident that the outside facing of the 
wall requires less than the backing, and deductions should be made 
where nicety is required. Nicety is not usually required, but the ad¬ 
vantage of remembering the decreased quantity for the facework is that 
when the general bill of material is made out the usual allowance is cut. 
LABOR:—Since the introduction of saws rock-faced work costs about 
10% more than plain-faced. With hand labor it is cheaper to make 
rock-faced sills, water-tables, etc. But before a tool is lifted rock-faced 
work requires 2" more in thickness, and stone has to be paid for. Other 
things being equal, in the neighborhood of saws use plain work; in the 
country make it rock-faced. 

With saws and molders labor is reduced to and in some classes of 
work to £, of its former price. By hand a mason will cut about 20 sq ft 
of broken ashlar in 8 hours, and 25 of coursed; but when saws are used 
it is cut to thickness and then merely pitched by hand, so that 100 ft can 
be done. Polished stone is even cheaper, and a man can joint and pre¬ 
pare 125 sq ft. For plain cut stone allow 25 to 35c per cf for labor. 
Finials, capitals, carving and such work must be allowed separately in 
addition to the regular price. There is no set rule for estimating special 
work, as no 2 pieces are alike. The amount of labor must be judged 
and added to price of stone. And accidents happen: 1 once saw a 
splendid finial cut for a Gothic church. It was about 6' long, and the 
foreman did all the work himself as he could not trust the best of his 
men. After the carving was done he mounted a trestle and started to 
drill a hole for an iron rod. When he got down about 2' the drill came 
out at the side. 

Gothic tracery lies at the Back of Beyond so far as this happy state of 
Nebraska is concerned. The straight mullions would not be hard to 
price, but the trouble lies above the spring. I have looked upon too 
much of this grandeur in Europe and the East to care to let any one 


40 


know my system of estimating it. There are some things that a man 
is justified in keeping to himself. A distinguished French literary man 
once said that there are expressions in his language so difficult that he 
always took a long circuit around rather than meet them—and most 
estimators feel the same way about tracery. 

Sunk letters from 4 to 6" high are worth from 50c to 70c each; raised, 
75c to 85c. Holes for iron railings, 10c; leaded, 5c to 6c per lb for lead. 

Hauling from cars, say 1 mile, 50c per ton. As a full load is 2 tons this 
means $1 per load, which is the Omaha allowance under ordinary cir¬ 
cumstances. But loading and unloading are the same for any given 
haul. 

See Chap on "Municipal Work” for price of curbing. 

Washing and pointing all the smooth surf of No. 3, laid in a hard 
Wyoming stone, cost 1.6c per sq ft, but the blocks were large. This 
is too low a figure to use for work now, especially with broken ashlar and 
short runs. Bids were recently made to wash and point a building for 
2£c; and another building was figured at 3c. The joints have to be 
raked out, pointed, and then the whole surf washed. A fair price is 3c 
after openings are deducted. The openings of No. 3 are included in 
the surface. 

La Farge cement is often specified for stone-setting as it does not stain 
the stone. It costs about $7 a bbl. Gare au loup!—which in the vulgar 
meaneth, Look out for the wolf. 

CHAPTER V. 

BRICKWORK 

MEASUREMENT:—Some years ago the Omaha masons issued their 
rules of measurement which were practically the same as those of St. 
Louis and Chicago. They are excellent rules in their way,—but I 
should not like to be an owner and let my work to a contractor by the 
1,000 at a high price, especially if it consisted of angles, pilasters, ledg- 
ings and so forth. When estimating a building few brick-masons 
pay any attention to the printed sheets of former years, which most of 
them have probably forgotten. It would merely fill up space to print 
them over again. The system followed in this book is the same as 
for stonework;—take the exact cubical contents, but allow "wall 
measure,” or 22£ bricks to the cf. 

In the Chicago building code there is an explanation of the rules 
to reassure the public. Cornices, pilasters, projections, and so forth 
cost much more than plain work, and instead of charging a higher 
price for each piece separately the charge is simply made in the meas¬ 
urement. It is easier to estimate a building on this basis and it is 
just as fair, for the rate per 1,000 would be greater if openings were 
deducted and cornices measured as plain work. But while this is true 
in theory most contractors now cut out openings and take actual con¬ 
tents. Competition is too keen to do otherwise. I prefer this method 
because the bill of material can be taken directly from the original 
figures without a new calculation to see how many feet windows, cor¬ 
nels, cornices, etc make up. Buildings differ so much in their openings 


41 


and other features that it seems best to take only the actual contents 
of the wall and allow so much more per 1,000 for difficult work. 

But there is a trade way of estimating the brick in a wall that all 
contractors use, and it requires a word of explanation: The method 
does not give the number of actual brick required, but the number in 
“wall measure,” which is different from actual or “kiln count.” It 
is merely a trade rule, a short cut, a labor-saving device, and involves 
neither treachery to the state nor robbery of the individual citizen. 

The Omaha rule is the same as that of Chicago: 

Every superficial ft of * brick thick shall count 7* bricks 


1 

u 

u 

“ 15 

1 1 “ 

u 

u 

“ 22* 

2 “ 

ll 

u 

“ 30 

2* “ 

u 

u 

“ 37* 

3 “ 

u 

u 

“ 45 


It all depends upon the size of the brick. It is possible to make them 
to fit the foregoing table, but it is not done, and thus the rule is a rule 
of thumb and not a rule of science. But it works, and it is hardly 
worth while trying to change it. 

The building ordinances now get the thickness of a brick wall mixed 
up. Sometimes it is even and sometimes odd—8, 12, 16, 20, 24, and 
so on, adding 4" at each advance. Again it is 9, 13, 17, 21, 25, 29, 
adding as before but starting on another basis, which, after all, is 
nearer the exact thickness. The Omaha rule gets over this and avoids 
figures which change with the different makes of brick. We have * 
brick, 1 brick, and so forth, and for every * brick additional 7* are 
added. A wall 9" thick has 2 brick in width and 15 to the sq ft. 

According to the table, 22* brick are required for a cf. As a matter 
of fact 17, with large joints, are enough of the national size, which is 
becoming the standard,—2jx4x8*". The contractor is not paid for 
the larger number, for competition is keen enough to prevent this. 
When making up his bid he does not estimate the full labor and mor¬ 
tar separate from the brick, and the difference between wall measure 
and kiln count goes for these items, along with a certain allowance of 
money. 

In some localities the advance is made by 7 instead of 7*, but what 
is the advantage? A cf of wall does not require 21, so that kiln count 
is not found. Even 6 are usually too many, and besides, a new cal¬ 
culation would have to be made for mortar which would mean extra 
labor. An estimator never troubles about mortar until the contract 
is signed. And if the method of the outsider were followed, if the 
exact number had to be obtained, how would he proceed when the 
brick were 2£" thick instead of 2*"? He would have to obtain the 
number to the cf. The trade rule is safe with any size. 

A convenient multiple is also found in 7b, because with 15 and 30 
and the ease with which the intermediate figures are turned to deci¬ 
mals, it is better than either 7 or 6. 

Most of the short cuts in arithmetic we learned at school are for¬ 
gotten because we never use them,—one I remember because I use it 














42 


continually in estimating brickwork. Take a 9" wall, or 1 brick thick, 
100' long, 12 high. This means 1,200 sq ft, which at 15 brick equals 
18,000 in wall measure. Instead of multiplying by 15 it is easier to 
add a cipher to the 1,200, or any number of sq ft, put the half below 
and add the 2 together. It is easier to mult by 30 than by either 24 
or 28, multiples of 6 and 7. 

A few examples may give a little more confidence to those who have 
never figured brickwork: A wall 200'x20 high, 2 brick or 17" thick, 
contains 120,000 brick in wall measure; 130x13x9", 25,350; 40x18x3 
brick, or 25", 32,400. 

Of course, it is necessary to remember that too much nicety is out 
of place when estimating a large building. A cornice or footing is 
not to be taken by little 2" offsets and the exact contents found; a 
fair average is all that can be expected. It is often easier to estimate 
a footing by standing it on edge, as it were, and treating it as a vail 
of a certain thickness. If this will not work take the number of cf 
and mult by 22.5. But it may be worth while observing here that 
a wall marked 13" on the plan counts only as a ft. Some architects mark 
their walls 12, others 13. It is, of course, only odd work that we need 
to reduce to cf, because the number is given for all standard thicknesses 
in the regular table. 

Following the illustrative method of this book we shall now take a 
glance at No. 2. The actual wall measurement with openings deducted, 
corners and half intersections not counted, pilasters taken on face 
only, and so forth, was exactly 1,000,000 brick. The actual quantity 
required was 750,000. The brick were of the national size. Ihe pro¬ 
portion stands at 4 to 3, so that a cf at 22.5 wall measure all through 
that building required practically 17 brick. This is a better guide 
than any theoretical tabulation. With a larger brick 16 would be 
enough; and a building recently put up with 76,000 kiln count, at 
2^" thick, required only this number. In engineering work with large 
brick and heavy joints, 15£ are sometimes sufficient, but this is at 
the danger limit. On No. 8, and other buildings of the plant, there 
were 2,300,000 in wall measure, and the contractor used 1,650,000, 
or a trifle less than 16^. This included waste. 

The number of brick on my original estimate of No. 2 with \ the 
openings deducted was 1,090,000. If estimated according to the 
standard rules of Omaha and Chicago, with large chimneys solid, the 
number would be about 1,190,000. 

The size of the brick has to be watched both on account of quantity 
and labor. Small brick are not much loved by contractors. The 
national size is making its way, but some manufacturers still adhere 
to the old large sizes in spite of building ordinances, which forbid under 
penalty of fine, anything larger than 2ix4x8j. The size listed in the 
Chicago ordinance is 2x4x8. 

Straight walls are easy enough to estimate, but pilasters, cornices, 
chimneys, and such work require more care. A pilaster with 4^" of 
projection is really a wall with 7\ brick to the sq ft; and all other pro¬ 
jections are taken in the same way. A cornice is often as simple, and 


43 


when there are many offsets, a fair average section can be taken. No 
contractor would think of deducting the hole of a small chimney, even 
if he followed the system of taking only the actual contents of a build¬ 
ing. Special work of this kind is like fitting the last board of a floor to 
the wall: it takes 10 times longer than a board in the middle of the 
room, but the general average must be made high enough to provide 
for it. 

The question of waste requires to be noted. It is placed from 2 
to 5% by the authorities. With fair brick, 2 is sufficient; only the 
poorest material should run to 5. But the waste in Nos. 2 and 8 is 
included in the number used, so that the proportion stands. 

Estimate hollow walls the same as solid walls of equal thickness, 
and allow $1.50 per 1,000 extra when both walls are 9"; $1 when both 
are 13. 

Deduct the thickness of ashlar and figure brick backing by the or¬ 
dinary rules. Sometimes a little fitting has to be done against the 
stone, but there is no exposed work or plumbing of corners. Brick 
nogging in between partition studs takes about ^ more time than 
straight work. 

Nos. 2, 7, 8, and 14 are laid in shoved work, with a selected common 
face-brick and a f joint,—which occasionally stretches to f without 
any harm being done. Work of this kind if well laid is worth $1 per 
1,000 more than the usual quality. 

It may be well to point out here a trap that snared at least one 
Omaha contractor. Cheap brick have to be watched. Times were dull 
and he got his brick for $5 per 1,000, but he got something else with 
it—he got left, if we may employ an idiom that held sway in Athens 
in the age of Phidias, Pericles, or some hero abler than both together: 

Take as an illustration a building with 1,000,000 brick, wall measure. 
Allow 750,000 kiln count and put the price for laying and mortar, 
say $2.50 per 1,000 wall m extra. No matter what the price of brick 
this cost is a fixed quantity. If you got brick for nothing the laying 
and mortar would cost the same as if they were $20 per 1,000. With 
brick at $5 the contract runs to $7,500; at $7, $9,500. In both cases 
750,000 kiln count are required, leaving a balance of 250,000. This 
quantity in wall m is not required, and the allowance goes for mortar, 
laying and profit, coupled with the $2.50 extra on the 750,000. After 
buying brick at $5 the balance is $3,750; at $7, $4,250; or on the basis 
of the 250,000 at $7 we get $1,750, while at $5 the amount is only $1,250, 
leaving a shortage of $500 for laying, mortar, and profit, which are 
the same regardless of the price of the brick. With dear brick and 
wall m there is a sure margin if the sajne $2.50 or $3 are added. 

A common figure for ordinary brickwork is $10 to $11 per 1,000 
when brick cost $7 laid down; but a good deal depends upon the size 
of the building and the character of the work. A small Omaha build¬ 
ing laid in Portland cement cost $12.50 per 1,000, wall m, with 1902 
wages of 55c. Even large ones have been known to run to $16. 

Underpinning and such work costs a good deal more than plain 
walls. On one building the cost of labor on 180,000 brick, kiln count, 


44 


was $9. All the work went under a raised roof and in openings and 
required extra labor outside and inside. But work at that price is 
worth watching. Some small basements have run as high as $25. 

Brick walls thick are seldom built here; in Scotland I saw them in 
almost every house. They are used for partitions on the first floor, and 
if properly built and plastered they last for a lifetime and beyond. But 
the labor costs at least 10% more than if the walls were thicker. If built 
here by the average bricklayer I should be afraid to lean against them. 
The Arabian proverb says that hurry is the devil,—but again, what tan 
be more leisurely than $9 to $25 per 1000 for labor? Two new brick 
schools have been torn down in Omaha in recent years; at least one more 
is falling to pieces. There is plenty of brickwork in Europe hundreds 
of years old, but it was laid by men who understood their business, just 
as the old-style American carpenter understood his a century ago and 
built frame houses that still endure. 

SEWERS:—See Chap 6. 

CESSPOOLS & CISTERNS:—Cisterns are often taken by the bbl at 
about 85c. This includes excavation, 4" brick lining on bottom and 
around arch, a finish coat of Portland cement, and an iron cover. 

Or the work may be estimated in the ordinary way; mult the internal 
diameter by 3f, the product by the hight, and the number of sq ft by 
for wall measure. Add floor, arch and ring. If walls are thicker than 
j brick proceed as explained under sewers. The labor of laying brick 
against earth is about same as on an ordinary wall, for there is no plumb¬ 
ing. The turning of the arch takes some extra time. For an 8'span, 4 
brick thick, allow 1 man 5 hours at mofet; for 10', 6 to 7. 

Cesspools cost more for labor as they are deeper, and both excavation 
and scaffolding are more expensive. Cisterns are usually about 10' 
deep,—cesspools may be 20. Add 25% for labor. 

Cost price of cesspools lined with 4^" of brick in cement, and plastered 
with Portland may be approximated as follows: 4'. inside diam $3.25 
per ft deep down to 12'; to 20', $3.75: 5' diam, $4 and $4.75 for 12 and 
20': 6', $5 and $6. Or roughly, $1 per ft of internal diam per ft deep— 
4'-6" diam, $4.50 per ft deep. 

BOILERS:—There are so many kinds that it is hard to set a price. Get 
the number of of and allow from 25 to 50% for extra labor. But if set 
upon large foundations without other masonry the unit price need not be 
greater than for ordinary work. Cost may run from $200 to $000. 
CHIMNEY-STACKS:—Get the cubical contents of wall, then actual 
number of brick required, and estimate $10 per 1000, at 55c per hour 
basis, for labor. Above 100', $12 up to 125. Allow sand and cement 
or lime in ordinary way. If core is too small for men add scaffold. 
Allow extra for fire-brick if used. When bricklayers get 75' above the 
ground they usually demand higher wages, and often reach $1 per hour 
when 100' high. But on basis of 55c I know of a square stack 150' high 
which cost less than $7 for labor: it contained 250,000 actual brick. 
SMALL CHIMNEYS:—When the walls are 9 and 13" thick they may be 
estimated in the ordinary way, but it takes 2 or 3 times as long to* lay 
work as on straight walls. For small flues with 4" w^alls the following 


45 


table will be useful to get the number of brick required to the If. The 
national size is figured with 4 courses to 11". Waste is allowed at 5% 
where brick fit, and 10 where cutting is necessary. There is more waste 
in proportion on a small chimney than on a long wall.— 


Size of flue 

No. of brick 

Size of flue 

No. of brick 

8x8 

28 

12x12 

37 

8x12 

34 

12x16 

43 

8x16 

37 

16x16 

46 


In most cities a flue-lining must now be used. Chimneys are some¬ 
times taken by the If according to size. With 1 flue, 8x8 and 4" walls 
with flue-lining they are worth,—profit included,—90c; with 2 flues, 
SI.20. Flue-lining is made in 24" lengths. For 8x8" flue, 15c; 8x13, 
20c; 17x17, 45c. Labor on small chimneys runs about 30 to 35c on 8" 
single flues; and 45 to 50c on double flues. 

Chimney-breasts wide enough for mantels may be estimated by the 
ordinary rules. They are occasionally taken at $5 per ft of hight, but 
this depends upon size, and is for common brick. With ornamental 
pressed brick, twice that figure is sometimes too low. 

Measure brick arches for sidewalks, fire-proofing, etc in the ordinary 
way and allow the centering extra. In both walks and fire-proofing it is 
usually possible to hang centers to the steel beams. Brick are very 
seldom used for fire-proofing now, and the centering for terra-cotta is of 
plank which does not require any labor except the preliminary bolting 
of hangers which are changed from span to span. For sidewalk center¬ 
ing allow 5c per sq ft. Usually only a couple of centers are required, 
as they are moved. 

For nearly 2 months of my apprenticeship I worked on a large Gothic 
church making, setting and removing centers, but unfortunately I kept 
no time as the most interesting time then was the time to quit. I have 
never kept time on centers since. Like tool-houses, temporary fences, 
engineer to set stakes, etc, they are a necessary evil which runs away 
with honest money. 

Here is something most contractors have read before: “1,000 brick 
closely stacked occupy about 56 cf; 1,000 old brick cleaned and 
closely stacked occupatou by 72 cf.” In the first case the actual room 
required for the solid mass would be about 45 cf at national size, and the 
11 cf are needed for voids. 

Many thousands of old brick were lately cleaned for .$2 per 1,000,which 
is a high price. Cleaning is sometimes done by piece-work for $1. 
PRESSED BRICK:—Get the exact No. of sq ft and mult by 6^ to 7 for 
the No. of brick. More brick are required than for common work be¬ 
cause the joints are smaller, and 4 courses make only 10" instead of 
11 or even 12 with good sized common brick. Reveals if more than 4" 
deep have to be figured. The size of pressed brick varies, as well as 
the size of the joint, but 6 of the average brick with neat joint will cover 
a space 10x13 inches. With some brick and a large joint 6 are sufficient 
to the sq ft. It is possible to make the joints too small. 

Sometimes brick are laid in a bond that shows many headers, and 
thus a brick covers but half the surface it does when used as a stretcher. 


46 


This means an extra allowance of material if architect does not permit 
headers to be cut. Molded brick running around doors, windows, 
arches, projections, etc take up much of an estimator’s time when pre¬ 
paring a bid. They are often of a dozen different kinds with as many 
different prices. With brick at 3c to 15 one can not afford to be care¬ 
less. Deduct the number from the plain brick if the whole surface has 
been included. Do not order too many as they will not be taken back; 
do not estimate too few as each brick may cost 20c. 

There ought not to be much waste if brick are good, but there are 
architects who expect a $30 front for $14, and sometimes steal from a con¬ 
tractor by rejecting brick which are up to the specification. To get at 
the number of Roman or any other special brick find the number of sq 
in. in sample, allowing £" on 1 side and 1 end for mortar. Five courses 
of the average Roman make 9" in liight; their length is 11£ to Ilf, so that 
7 are required to the sq ft. 

Enameled brick may be estimated in the same way as pressed brick. 
They run from $90 to $100 per 1000 kiln count in the wall. 

There are so many kinds of pressed brick that the descriptive catalog 
and price-list is f as large as this book. Why attempt to give prices 
here? A fair brick may be had for $15, a better one for $25, and a beauty 
for $40 per 1000. All colors are now at our service, and color cuts some 
figure in the price. The standard is red, and the prices on the various 
colors run from 30 to 50% more. The packing on a small order costs $7 
per 1,000. Molded brick are sold only with straight brick unless in 
exceptional cases. A car-load is 8,000. 

“Owing to different shrinkage of the various clays required to produce 
different colors, exact sizes can not be given. The following are ap¬ 
proximate:” 

Standard size—8$x2fx4£ Roman size—llfxlf|x4 

Impervious white or grey face: 

Standard—8£x2fx4 Roman—lljxlfx4 

Enameled sizes are about the same. Roman tile is enameled size set 
on edge. English enameled is 9x3. Care must be taken when estimating 
headers as end only is enameled. Enamels maj^ be had in white, buff, 
brown, blue, and green. 

It is necessary to watch arches. If brick have to be ground to fit the 
radius they cost from 5c to 25c each. Sometimes they can be laid with¬ 
out grinding, and there are contractors wKo prefer to chip them, which 
seems to show that the manufacturers charge too high a price for grind¬ 
ing. To chip and lay a jack-arch 17" high, 13" reveal, allow' $10. 
There are 300 different kinds of molded brick, and about as many differ¬ 
ent prices. 

Salt-glazed, terra-cotta wall-coping is made in 24 and 18" lengths, 
and for 9, 13, and 17" w r alls. Angles, starters and tee branches are made: 
Straight, 10, 16 and 25c per ft; angles, 50c, 75c and $1. 

TERRA-COTTA is of special design and has to be priced accordindy 
BRICK PAVING;—See Chap 6. 

MORTAR:—Before we plunge into a discussion of quantities w^e may 
profitably look back at No. 2. In that building there were 750,000 brie k, 


47 


kiln count, and it took 720 bbls of lime and cement to lay them. This 
is close to a bbl per 1,000. But at least 200,000 were laid in cement at 
li bbl to the 1,000. This leaves 470 bbls of lime tempered with cement 
to 650,000 brick, or practically .85 of a bbl to the 1000. This is 17-20, 
and with good lime it is sufficient. But some kinds of lime require more. 
It is impossible to get mathematical figures on all work. Lime may be 
spoiled, and more required, or it may be of an inferior quality. There 
was something said about this in the introductory part. One contractor 
wanted a bbl, another \ bbl, or at most f, and the largest allowance was 
I f bbls. “From time immemorial 1 bbl of lime and $ yd of sand to 1,000 
brick.” It is a safe allowance. Something depends upon the thickness 
of joints, richness of mortar, and so forth. A good proportion is 1 of 
lime to 3 of sand. Some bricklayers make a bbl of good lime lay 1,600 
brick, but this draws a little heavy on the sand pile. A fair average is 
l bbl. Ordinary mortar is worth about $1.75 kiln count; with pressed 
brick, $1.90. 

Lime goes much further than cement. In the basement of an Omaha 
warehouse built in 1902, 1,000 brick wall measure took 1.25 bbls of 
cement. As there are only about 750 actual brick this means 1.66 bbls 
to the 1,000. It does not pay to make mortar too short as it is harder 
to handle than if made in the proper proportion, and what is gained in 
cement is lost in labor, which at 62£c an hour soon counts. 

On another Omaha basement built in 1902 and containing about 
250,000 brick, kiln count, 400 bbls of cement were used,or 1.6 to the 1,000. 

A publication at hand advertising an excellent brand of Am. Portland 
cement says that 1 bbl should be sufficient to make enough mortar to 
lay 2,000 brick with joints. That is only \ bbl to the 1,000 actual 
count. Joints of this size do not require as much mortar as ordinary 
ones, but they can not be made with common brick in cement, and if 
they could the extra cost of labor would run away with the saving in 
cement 10 times over. Besides, the allowance is far too small. Why 
not tell the truth, even in an advertisement? 

For ordinary masonry I read in an excellent publication that 1,000 
brick require 1£ bbls of cement and the same quantity of lime at a pro¬ 
portion of 1 to 3. In another work I find that a bbl of lime will lay 1,000 
brick, and that is near enough the mark for good lime, although No. 2 
took less. In still another book f of a bbl is the allowance. One 
authority says £ bbl of cement, another 14 bbls, or 3 times as much, 
and the actual quantity on the basement of 3 large buildings takes li to 
14 bbls to the 1,000, kiln count; and 17-20 of lime. There is the choice 
between actual work and theory. 

For pressed brick \ bbl is sufficient, so that a building with pressed 
brick fronts and thin walls lowers the average. 

“With joints ^ to f and brick 2|, allow for ready mixed mortar .8 cy 
per 1,000; i to f joints, .45 cy.” 

SAND:—This material is so cheap that an accurate account is seldom 
kept of how much goes to concrete, how much to brick, plaster, filling 
and so forth. In general,4 to f cy of sand is allowed to the 1,000 brick, 
kiln count. As nearly as I can separate the total amount under the 


48 


various headings on No. 2, 640 tons were used for 750,000 brick. At 
3,000 lbs to the cy this makes 420 cy,or .5G to the 1,000, kiln count. An 
allowance of f yd is often made; on this building it runs to 11-25 or a 
trifle less. Again you will find men who use too much sand as it mixes 
well with lime. Pressed brick does not take half of the foregoing 
allowance. 

Sand for paving, filling, etc can be easily estimated in cy. Water has 
to be paid for in most cases. The Omaha rate is 7c per l,GG0,kiln count, 
for tempering mortar and wetting brick; tempering mortar only, 2c; 
making mortar, 7c. In the first case mortar might be delivered from 
a mixing-yard and require to be tempered only at building—and in hot 
weather brick might have to be wet. For making mortar and wetting 
brick the rate is therefore 14c, which is too much. Contractors prefer 
a meter, which keeps the cost down to 4c. The Chicago rate is 5c per 
1 , 000 . 

Per cent of mortar in a cy of masonry: “Coarse brickwork, joints 
\ to f, 35 to 40; ordinary, \ to f, 25 to 30; pressed brick, $, 10 to 15.” 

As there are about 4.4 cf in a loose bbl of cement, and 27 cf in a cy of 
sand, it is easy to get the amount required for any given proportion of 
mortar. Thus 1 to 3 means 1 bbl of cement and 13 cf of sand. A car¬ 
load of lime in bulk may run from 130 to 230 bbls. 

MORTAR COLOR:—On No. 2 with joints not less than $" 22 bbls were 
used for a surface of about 20,000 sq ft, openings being deducted. As 
face mortar is required only on the outside course this means 1 bbl to 
5,000 brick. With smaller joints a bbl will easily lay 6,000. This rate 
was recently used on 30,000 pressed brick. On a building recently 
erected 5,100 lbs of red color was the quantity required for 80,000 brick, 
laid in the same size of joint as No. 2. This is on basis of 8,000 to bbl. 
For fine joints the allowance to 5,000 is too large. For red, brown, and 
buff one maker allows in his catalog 50 lbs to the 1,000 for spread joints; 
for buttered joints, 45 lbs. For black, 40 to 45 lbs; and 25 to 35 but¬ 
tered. A bbl of red contains 500 lbs; brown, 450; buff, 425; black, 
300 to 500. Red is about l^c per lb; brown and buff, 2c; black, 3c. 

The weights are those of only one manufacturer. His allowances are 
too close; but a good deal depends upon the shade. Half the proper 
quantity may be made to serve. Some contractors find that 1 bbl is 
sufficient for 8,000 brick. A good deal depends upon the mixer. A 
raw hand wastes material without improving the mortar. 

LABOR:—The cost of laying the brick in No. 2 was too much, but a 
common brick front was made to look as if it were of pressed brick. Ihe 
thanks of the state are principally due to the contractor that this was so. 

In w T all measure, openings deducted, and only actual contents taken, 
the cost throughout with laborers’ wages included, w^as $4.20 per 1,000; 
in kiln count, $5.60. Wages were 45c and 17 to 18c per hour. This was 
at the rate of 1,150 brick for 1 man in a 9-hour day after laborers’ wages 
w r ere deducted. Different buildings give different proportions of time 
for bricklayers and laborers, as some require much more scaffolding and 
hoisting than others: on this one, as far as figured, 5,350 hours of brick¬ 
layers took 8,280 hours of laborers, or about 2 of the one to 3 of the other. 


49 


Sometimes 4 to 5 is the proportion. On a 1-story building with many 
angles, a recent proportion was 1,450 bricklayers’to 1,650 laborers’hours. 

There were special reasons for the high price of No. 2. All arches were 
of chipped brick, the soffits as well as the face, a good deal of fitting was 
necessary, and brick had often to be rechipped. Deep flat arches around 
the basement openings took up a good deal of time; rowlock arches over 
all other openings kept the men a long while, for it is far easier to lay 
brick upon a stone or steel lintel than to turn an arch and chip to suit; 
a large triple-arched, four-faced corridor not shown on the illustration 
took long enough to build a house; and the dentil cornice and tower ran 
the average much lower that it would have been on a plain building. 
Extra time w T as taken in using 2 colors of mortar throughout. 

But I once knew of buildings having altogether about 1,000,000 actual 
brick where the No. 2 average was not nearly reached. They were plain, 
with thick walls, without arches, towers, or heavy cornice, and with only 
1 color of mortar, and yet on one the average for 8 hours was 650; on 
another 750; on the best, 825. It ought to have been at least half as 
much more, for the buildings were low. It is as well to speak of one risk 
in an estimate—that which comes from lazy bricklayers. There is a 
happy medium between slave-driving and loafing. At the rate of 
even 800 brick per day that is only 100 per hour,or close to 1 f 7 Q per minute 
with a laborer and a quarter to assist. It seems that a trained brick¬ 
layer ought to be able to double this on plain work. 

While at this part I asked a contractor who had done a good deal of 
warehouse work, “How much is it worth to lay 1,000 brick, kiln count, 
on warehouses at the 55c per hour rate?” “About $3.75.” I asked 
another with large experience and he allowed $4. On 1 building referred 
to, if put on a 55c basis, the rate was $7.90; on the other, $8.80; on the 
worst, $10.50. 

Although the price of laying pressed brick is given further on it is next 
to impossible to get the 2 kinds separated. A better way is to lump all 
brick together and get the average. I know of several large buildings 
with l to | of pressed brick; and the average of the first,—flats,—was 
1,200; the second, heavy walls practically on ground level, was 1,450, 
the third, with 4 fronts, 4 stories, of pressed brick, 1,240. This means 
from $4.75 to $5.75 per 1,000, kiln count, and $2.90 to $3.90 wall m. 
Without pressed brick $4 would have been sufficient. 

It was said in another part of this book that $2.50 per 1000 wall m., 
was a reasonable amount to allow on plain work in addition to the cost 
of the brick laid down. This seems small after the 800 rate is thought of; 
but a good deal of extra cement work on the basement of No. 9 was done 
at this figure. With the ringmaster in the circus the horses move at a 
cheerful pace. But $3 to $4 extra is not unreasonable after openings 
and corners are deducted. 

On No. 2 there are 750,000 brick. At $6.50 for brick and $2.50 for 
laying we have $9,000, there being 1,000,000 kiln count. Buck, $4,775, 
lime, say, 700 bbls at 90c, $630; sand, 400 yds at 70c, $280; leaving 
for labor $3,315, or $4.42 per 1,000, kiln count. The work was figured 


50 


at a higher rate for arches, cornices, etc, and for laying the basement 
in natural cement which is worth at least 50c per 1,000 extra. 

On flats, stores, dwellings, halls, etc, the price must be set to suit the 
class of work with an average basis of 750. There are the extremes of 
.$3.75 and $10.50 on common brick. Before establishing your price in 
all cases consult the bricklayers. The average on No. 7 was not more 
than 1000. On some days 600 was nearer the mark. 

But if we have looked at them while they were playing do not let us 
forget that they can also work. On the heavy footings and basement 
walls of a warehouse built in Omaha in 1902, each bricklayer laid 3,200 
brick in an 8-hour day; and on another basement this figure was ex¬ 
ceeded. No one expects this rate clear to the roof, for above the heavy 
footings it means poor workmanship, but play at 55c (or 62^ c as now) per 
hour is unbecoming. 

In heavy warehouse work with common brick fronts 1,800 ought to 
be laid; and, if not too far from ground, 2,000 need not be considered 
miraculous. With 9" walls 1,000 is enough. About 1,200 for ordinary 
plain work is a fair allowance. The higher the building the more ex¬ 
pensive do scaffolding, hoisting and tending become. 

In engineering work with heavy piers and W'alls, 1,800 ought to be laid 
in cement and shoved. Work properly shoved is worth not only 50c 
per 1,000 extra, but a good deal more to the ow ner. A brick is laid down 
in a full bed of mortar a few inches from the last one in place and shoved 
close. The joint is necessaiily full nearly to the top and the small space 
is filled with the next bed if not before. Although specified the work 
is sometimes not done. 

A passenger-station with 76,500 extra large brick was recently laid at 
the rate of 56 per hour per man throughout. This included a fairly good 
pressed front of the same brick selected. With short, thin w T alls, angles, 
corners, arches, etc, this was a fair rate, which might have been better. 
But there is a difference between a building of this kind and a ware¬ 
house. 

Bricklaying machines are on the market, but the perfect one is not yet 
so far w r est as Nebraska, and there are no figures at hand. 

In Scotland brick contain about 50% more cu in than here. In 
making comparisons as to number laid per day this is sometimes for¬ 
gotten. But few brick are used there. In the north of England brick 
buildings are the rule. 

PRESSED BRICK FRONTS:—A common w-ay to estimate this w y ork 
for a fair quality of material is to get the price of the common brick in 
the regular way without making any deduction for the outside course, 
and then to add the cost of the pressed brick laid down at the building. 
It may be said that to lay brick worth $15 does not require more w'ork 
than at $25, and that therefore the rule is not fair; but in general the 
higher the price of the pressed brick the finer the quality of the work has 
to be to suit the architect, who puts on ornament enough to correspond 
with the value of the material. Fine residences with ornamental 
pressed brick fronts should be allowed at the full thickness of common 
brick, then the price of the pressed brick added, and finally $20 per 1000 


51 


extra on the pressed brick for labor. It is well for those who estimate 
on ornamental work to understand that it is worth this price, which 
seems excessive, but which has been proved by results to be reasonable 
—and sometimes risky. 

With jambs, corners, molded arches, buttresses with bases and caps 
to dream about, with chimney-caps when they are reached after a long 
delay and trouble without end there is no money in this kind of work 
unless it is done on a percentage, which is about the only proper way 
to do it,—and then the chief sufferer is the owner who deserves to be 
punished for his folly. Houses of that kind remind us of a woman with 
14 rings on her fingers. A few look well, but we draw the line at 8. Be¬ 
tween the extremes of $12 for “culls” and $50 extra for the brick on a 
house where a dreary architect constructs decoration instead of deco¬ 
rating construction you have your choice. Between lazy bricklayers 
and artistic architects the lot of a contractor is not a happy one. 

Fire-brick and enameled brick are estimated in the same way. Enam¬ 
eled brick take a little more time than pressed brick. When a Wall has 
fine face-brick on both sides allow 10% extra after the other allowances 
are made. On one of the heaviest buildings in Omaha—the Burlington 
station—the contractor paid a proportionate price for work of this kind. 
Do not look for mercy after a contract is signed. “Business is business.” 

A bricklayer ought to lay from 400 to 560 common pressed brick in 
an 8-hour day—but if he sometimes lays only 650 ordinary brick in a 
long, thick wall why expect too much when lie goes to the front? The 
best system is to include pressed brick with common and take the average. 
Some figures on large work have already been given. I know of 2 pas¬ 
senger-stations where each man in 10 hours laid 250 to 270 pressed brick 
as an average, and also backed up with a 9" wall. With short runs 
jambs, and arches, this was a fair day’s work, for it averaged about 650, 
brick. With long, straight, thick walls the number would have been 
increased 50%. 

It is worth from $3 to $4 extra to lay brick in Flemish bond. 
VENEERING:—Allow 400 for 1 man in a day. The 1st story of No. 
10 is veneered; but the fashion seems to be dying out. 

To properly wash a building and point the joints is worth 3c per sq ft. 
Allow 1 gal of muriatic acid to 500 sq ft. 

In Lincoln there is a kind of a craze for (hipped brick. It leeks well 
on a basement, on arches, bands, etc, but not all over the face of a build¬ 
ing. The cost of chipping is $2 for a reasonable quantity. Sometimes 
the price is $2.50; it was once $3. All reveals, corners, soffits of arches, 
etc, have to be returned, and it is necessary to have this understanding 
with the chipper if the work is done by the piece. The basement and 
other parts of No. 2 are covered with the triumph. It takes about as 
much time to lay it as it does for a cheap pressed brick. 

CHAPTER VI. 

MUNICIPAL WORK 

A building contractor is sometimes obliged to put in a bid on a class 
of work that does not properly belong to his department. The following 
figures will be of some use as a check on his own estimate. They are 


52 


mostly prices paid by the city of Omaha at various periods. Of course 
a mile of paving can be done at a cheaper rate than 100 sq yds. In 
October, 1901, awards were made as follows: 


Sheet asphaltum, 5 yrs guarantee. SI .59 sq yd 

Vitrified brick, 1 yr guarantee, (concrete base). 1.97 

Disintegrated granite, 3 yrs. 1.20 

Bedford limestone, curbing.65 If 

Colorado sandstone, curbing.70 

Berea sandstone, curbing.61 

Asphaltic curbing. .60 

Artificial stone curbing.45 

Artificial stone combined curb and gutter.57 


In July, 1902, as the result of a fight, some low bids were received. 
The specifications were as follows: Asphalt, class B, 5" concrete, 1^ 
binder, 1£ asphalt; class E, repaving with \\" of binder and 1£ of 
asphalt on broken stone. 

VITRIFIED BRICK:—Class C, repaving on broken stone. 

STONE:—Class A, blocks 8 to 12" long, 3 to 5 wide, 6 to 6£ deep, laid 
on 6" of concrete; class C, repaving. 

Disintegrated granite, 6" deep. 

The lowest bids were: Asphalt, class B, 5 yrs, $1.59; class E, 5 yrs, 
$1.47 to $1.55. One company asked 20c per yd extra for a 10 yr guar¬ 
antee. But in Aug., 1902, new bids were received for No. 1 asphalt, 
$2.25; No. 2. $1.99; and for vit brick, $1.98, or with cement grouting, 
$2 08 

BRICK:—Class C, 1 yr, $1.16 to $1.24; vit block—Purrington or Gales¬ 
burg—class C, 1 yr, $1.24 to $1.50. 

STONE:—Class A, 1 yr, $2.20 to $2.35; class C, 1 yr, $1.70. 
DISINTEGRATED GRANITE:—$1.43 to $1.46 for 1 yr. 

The following table is compiled from an “Abstract of Paving laid 
during 1902.” Labor might be higher or lower in other cities than 
Omaha. The “District” price is taken, as the “Intersection” is prac¬ 
tically the same. The quantities run from 3,000 to 17,000 yds. 


Material Depth 

Foundation 

Depth 

Price 
per vd 

Guaran¬ 
tee yr 

Vit paving block 

4" 

old.\ . . . 


$1.36 

1 

u 

4" 

sand and concrete. . 

1 and 6 

1.86 

1 

U 

4" 

old. 


1.65 

1 

u 

4" 

sand and concrete. . 

1 and 6 

2.08 

5 

Sheet asphaltum. 

li 

old. 


1.50 

5 

»( 

2 

concrete. 

6 

1.60 

5 

u 

H 

concrete. 

5 

1.67 

5 

u 

2 

concrete. 

6 

2.05 

5 

a 

1£ 

binder and concrete 

1^ and 6 

1.59 

5 

u 

2 

concrete. 

6 

1.95 

5 


Brick paving is becoming more popular every year; and contractors 
often lay it themselves instead of subletting it, as they are likely to do 
with asphalt and stone. It is therefore worth while to set down a few 
figures for use in making out bills of material. The No. of brick varies 


















53 


according to size. Out of 14 specimens received in an eastern city from 
different yards, 3 took 59 to sq yd; 2, 55; and the others, 46, 48, 51, 
58, 60, 65, 68, 69 and 75. The average is 59; but of course an average 
is useless with such variation in size. 

As there are so many sizes it is necessary to get the number to the 
sq yd for each size separately. Perhaps the best way is to take a large 
space, say, 100 brick long and 50 wide and by dividing by the No. of sq 
yds, obtain the average. The disadvantage of taking an exact sq yd 
is that even figures may not cover the space. Allow for sand or other 
joint filler on 1 side and end before estimating. The joints are likely 
to be as much larger than £ as to make up for waste which is small 
with good material. Paving brick are laid on edge on most streets. 
For brick of the national size allow on edge, 62; on flat, 36. The Pur- 
rington Block—Galesburg brick—used in Omaha for street paxing takes 
45. The price is about $22 FOB; the size, 3| to 3^ thick, 8 to 8f long, 
and 4" deep. Good sidewalk brick may be bought for $13, or even $10 
in some localities. 

On a surface of 742 sq yds laid with Purrington the labor ran to 10c 
per yd for unloading from cars, and 25c for laying. On street paving 
the allowance for Purrington is 3,000 per day for 1 man. 

Cellars run to about 5c per sq yd for labor on flat. On cinder base 6", 
and sand 1", brick floors are often averaged at 10 to 14c per sq ft. 

If brick are grouted with cement add 10c per yd; bids are received 
for Omaha streets at this figure. 

The lowest bids ever received by the city for permanent sidewalks 
ran to 10.4c for hard brick, but not such material as is used on roadway; 
and 14.75c for cement per sq ft. This was in April 1902; but by refer¬ 
ring to concrete floors, end of Chap 3, it will be seen that cement walks 
were laid at practically the same figure although cement has risen $1 a 
bbl. In 1904 walks were 14c for cement, and 10.7c for brick. Minne¬ 
apolis had a Purrington bid for pressed brick paving at $1 per yd. 

On sidewalk work a man and a helper should lay about 3,000 brick; 
but a good deal depends upon the state of the ground as preparation 
is often half the battle. 

In the boom days Omaha laid 25 miles of cedar-block paving on a 
plank or concrete base. It served for about 5 yrs and then, like the 
one-hoss shay, went to wreck all at once and nothing first, just at bubbles 
do when they burst. Repaving —not with cedar-block—has been done 
on 14 miles, and the other 11 are in a state of noxious desuetude. The 
original price was $1.75 per yd. Asphalt at that time was about $3. 
Cedar block on plank and gravel is now worth about $1 per yd. On 
gravel alone 75c. 

Of course prices vary in different sections of the country. A technical 
journal of New York states that in the spring of 1903 bids were received 
in that city for $250,000 worth of asphalt paving. They ran from $1.08 
to $1.12 per sq yd. In former years the figure was $1.76; under Tam¬ 
many, $3.80 to $5.86. Possibly the writer was painting Tammany too 
black. The 1903 prices were said to be the lowest ever received in New 
York—perhaps in the whole country. A New York average for granite 


54 


block, tar and gravel joints, and also for sandstone, cement joints, was 
$2.80; 3" wood block, $1.75; 4", $2.20. Granite blk sometimes runs 
to $3.25. 

In “The Engineering News” of June 18, 1603 some interesting figures 
are given for 38,504 yds of brick paving in Champaign, Ill. Concrete 
base was 6" in the proportion of 1, 3, 3 with 1|" of sand on top and then 
brick paving blocks, 1,000 of which laid 25 yds. The contract price was 
$1.29. The actual cost for 1 sq yd was: grading, .10; concrete base, 
.3985; brick, .7587, a total of $1.2572, or about $1.26. The labor on 
base was 5.8c; on brick 8.87c. Concrete curbing and gutter contract 
was 46c; actual cost of labor and material, 39c; labor, 26.17c. 

The following figures have been tested on large platforms by the North¬ 
western Railroad Company: 

The size of brick varies from 2\" to 2£" thick; 4" to 4\" wide and 8" 
to 8f" long. No. to yd, 38^' to 39 on flat; 55^ and 60 to 73 on edge. 

Cost is from $7.50 to $10.00 per 1,000 without freight. 

The cost of laying on flat was less than 8c per yd; on edge from 
11c to 15c. But this is merely the laying, no filling being allowed, as 
the depth varies. From 20c to 30c per c yd ought to do the filling. 
Approx for grading and filling 20c per sq yd. 

BRICK SEWERS:—The material can be easily estd if they are circular. 
Mult the average diam by 3.1416 or 3 1-7, and treat the result as a 
straight brick wall of 9, 13, 17", or whatever thickness it may be. To 
get the number of brick the inside diam of each ring should be taken, 
for the brick joint is of the average size there, while on the outer margin 
of the 4\" ring it has to be increased owing to the radial line. 

Suppose a sew^er 300' long, 3' inside diam, with 3 rings or 13" thick. 
The average diam is 3' 9", for this is the inside diameter of the middle 
ring. Mult by 3.1416 w T e have a wall fully 11' 9" high, which contains 
in wall m, 79,515 brick. By the separate-ring process the 3' diam at 
4\" thick equals 7£ brick or 21,206; the inside diam of next ring is 3'-9" 
or 26,507; inside diam of outside ring is 4'-6" or 31,807; a total of 79,520 
in w r all m. See Chap 5 for actual number required. Better brick are 
used for sewer than for ordinary building work. They are usually 
$1 per 1,000 more. For about ^ of the hight on the inside ring w'here the 
water flows the brick should be extra hard. More cement is needed 
for sewers than for a straight wall. The joints are wider on the outer 
diam, and the inside has to be plastered. 

Whatever section is used, circular or elliptical, it is only necessary 
to get the distance around the inside and then proceed as for a common 
brick wall. Bricklayers’ wages are $1 per hour for work of this kind. 
They often have to work in water. A man will lay on an average 2,500 
brick in a day. 

An Omaha price for city sew^ers, 2 ring, 15' deep w 7 as: 36", per If, 
$3.55; 42, $4.35; 54, $4.60; 66, $5.60. The manholes are extra at 
same price as those for pipe sew 7 ers. 


55 


The 1904 bids from 6 contractors ran as follows—and as with all bids 
for city work profit is included: 

2-ring, 4' 8* diam, 900', natural cement, from §4.80 to §6.20 per If, 
average, $5.39; Portland, from $5.20 to $6.65, average $5.83. 

2-ring, 5' 10", 620', nat, $5.95 to $7, average, $6.56; Port, §6.30 to 
$8.40, average, $7.23. 

2-ring, 6'. 480', nat, $6.05 to $7.25, average, $6.59; Port, $6.60 to 
$8.40, aver, $7.29. 

2- ring, 6 ; 2", 381', nat, $6.25 to $7.43, aver, $6.82; Port, $6.95 to $9, 
aver, $7.73. 

3- ring, 6' 4", 330', nat, $8.20 to $11, aver, $9.37; Port, $9 to $11.50, 
aver, §10.11. 

3-ring, 6' 6", 480', nat, $8.50 to $11.25, aver, $9.56; Port, $9.58 to 
$12, aver, $10.42. 

Manholes to 10' high ran in nat from $1.80 per If to $3.50, aver, $2.89; 
Port, $2 to $3.70, aver, §3.20. 

Excavation for large sewers is worth from 50 to 60c per cy in dry soil. 
But the most progressive people now do such excav with a machine. 
“The Scientific American” recently gave some illustrations of one at 
work in Moorestown, N. J., trenching for a sewer sj’stem. With the 
new machine 5 men can dig a ditch 4' deep and €0' long every hour. 
It is not necessary to cut the trench as wide as with hand labor—it is 
cut to suit the size of the pipe; and it can be cut 6" deep to 12'. The 
earth has not to be handled several times over. One illustration shows 
the pipe in place ready for backfilling; another show s a man in uniform 
standing on the bridge like the captain of an Atlantic liner. “Who 
is to do the dirty work under your system, Mr. Bellamy?” the dilettanti 
asked. Today with mortar-mixers, concrete-mixers, trench-diggers, 
and other triumphs, Mr. Bellamy might reply that there is not to be any 
dirty work. 

SEWER PIPE:—The following table gives the “Abstract” prices on 
sewer-pipe laid. The various contracts ran from 300 to about 4,000 ft. 
The totals were 1,486' of 10" inlet pipe, which is in general a trifle lower 
in price than the straight work; 8,500' of 8"; 11,493 of 10"; 5,d32, 12; 
2,238, 15; 291, 18; 963, 20; 1,071, 21. 

Two contracts were let for 15"—70c per ft for 7.55' deep, and 91c for 
7.5. One contract for 18" was $1.21 at 7.5' deep. One contract for 
20", $1.44 at 13.75' deep. One for 21", $1.52 at 10' deep. For 24", 
§1.96; 30", $3.17. 

In 1904 bids for 15" ran from $1.04 to $1.38 in natural; and $1.12 to 
§1.40 in Portland for 1,554 ft; for 18", 165 ft, nat $1.78 to $2.50; Port, 
$1.84 to $2.53; 21", 825 ft, $1.98 to $2.25; and $2.05 to $2.30. 


50 


8-inch 

A verage 

10-inch 

Average 

12-inch 

Average 

Price 

depth 

Price 

depth 

Price 

depth 

in 

in 

in 

in 

in 

in 

cents 

feet 

cents 

feet 

cents 

feet 

51 

11.5 

60 

12 

70 

12 

53 

12.5 

69 

16 

99 

14.75 

89 

12.25 

60 

11.25 

65 

7 

52 

11.55 

60 

10.2 

69 

12.9 

51 

9.37 

59 

8.85 

54 

8.25 

55 

13.3 

63 

13.5 

66 

10.4 

67 

12 

57 

12.4 

62 

11 

47 

11 

61 

12.5 



52 

9.7 

63 

13.2 



46 

11 





49 

12 






The average is not reliable owing to variations in depth, but it is 
interesting. On the 8" the average on 11 contracts was 55.64c for a 
depth of 11.47'; on 10, 61.33c for 12.21 deep; on 12, 69.3 for 10.9 
deep. 

In connection with the sewers there were 503 vertical ft of man¬ 
holes. The lowest price per ft was S3.15; the average, S3.38; the 
highest, S3.81. 

There were also 226 vert ft of flush tank with an average price of 
S5.43; the highest price was $9; the lowest, S4.35. On one contract 
for 12.7 ft the price was |9; eliminating this the general average was 
S5.21. 

From 75 to 80c was charged for 463 ft of lead pipe; 43,619 lbs of 
cast iron ran from 3 to 4c. 

Price of sewer-pipe: 


3 inch . 

. 4c 

7 inch. 

.... 10c 

12 inch.. . . 

.... 20c 

4 “ . 

. 5c 

8 “ .... 

. . . . 11c 

15 “ . . . 

25c 

5 " . 

. 7c 

9 “ 

13c 

24 “ ... 

....$1.00 

6 “ . 

. 9c 

10 “ .... 

.... 15c 

30 “ ... 

. . 2.20 


Ells and bends run about 3 to 4 times more than straight pipe. 
CURBING:—More than 3 miles of curbing were laid in 8 contracts. 
Colorado sandstone ran from 65 to 70c; Bedford limestone, 67c; ar- 
.tificial-stone curb, 75c; art stone curb and gutter, 47, 50, 57. 
PAVING.—Minneapolis has recently laid a good deal of creosoted 
block paving. The price on a 6" concrete base is from $2.50 to $2.60. 
This paving has been much used in some European cities. It is 
made of tamarack, Norway or Southern pine, and is far superior to 
the cedar block paving. (Sept. 1905.) 













BIDS RECEIVED AT NEW YORK, N. Y., NOV. 24, 1903, FOR EXTENDING RIVERSIDE DRIVE. 

(A number of items, not of general interest, are omitted. Profit is, of course, included. There is a healthy difference in 

the bids of more than half a million dollars!) 

QUANTITIES. 

Earth excavation for walls, etc. 96,000 cu yds SO.70 $0.60 $0.50 $1.00 


57 


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03 


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d e. 

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P* & £ 


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Total.. $2,202,523 $1,965,016 $2,137,719 $1,651,778 



































60 


CHAPTER VII. 

FIRE-PROOFING. 

We shall have to leave the experts to quarrel over what is and what 
is not fire-proofing. We have tile men who declare that a wall or 
floor of ex-metal and concrete is a delusion and a snare; and they 
furnish photographs of building wrecks to support their theory; and on 
the side of systems other than terra-cotta, porous-tile, etc, there are 
those who tell us that the days of the hollow-tile arch are gone and 
point to many fine modern buildings put up with expanded-metal 
construction. 

One thing is certain: we ought to build more fire-proof buildings. 
While No. 2, which is fire-proofed, was under construction a large 
portion of the state penitentiary was destroyed by fire; and shortly 
after that a state building at Norfolk went up in flames and came down 
in ashes. Both were of wood construction; and the loss on these 2 
alone would have nearly fire-proofed all the non-fire-proof buildings 
belonging to the state of Nebraska. 

In the early summer of 1902 at Co. Bluffs a large school for the deaf 
and dumb was burnt to the ground. About the same lime another 
expensive Iowa building was destroyed. In Jan., 1904, $300,000 
damage was done to the state capitol. 

These are the only few instances taken from our own neighborhood, 
in a short period, but they show the folly and danger of erecting cer¬ 
tain classes of buildings in the old style. The Iroquois theatre horror 
may easily be duplicated any day. 

One of the most reckless ways of investing money now T is to put it 
into an office-building of wood construction; one of the most risky 
things from the business point of view is to fill such a building with 
valuable records. 

Without going into detail it may be said that approximately fire¬ 
proofing reduced to the lowest basis costs from 20 to 25% more than 
the regular construction. It is worth 50% more in safety, durability, 
and lower insurance rates. The cost of ex-metal fire-proofing as com¬ 
pared with wood construction is given by the official publication of 
the companies as from 8 to 20% more. 

The annual property losses in the U. S. run to $150,000,000, or 
enough to build a far better city than Omaha. Albany, N. Y., with 
less than 100,000 population burns more than Berlin with 1,800,000— 
but Berlin does her own fire insurance and has strict building laws. 
Baltimore burned up $100,000,000 in a day and night. 

No. 2, which is only a $40,000 shell, cost with tile fire-proofing, about 
14c per cf. Buildings for U. S. government run from 21c up to $1.23: 


Omaha, Neb. 

71c per cf 

Fort Scott, Kans. 

.... 31c 

So. Omaha. 

. 25c 

St. Louis, Mo. 


Lincoln. 

. 43c 

Kansas City, Mo. 

.... 57c 

Beatrice. 

. 31c 

Chicago, Ill. 

. ... 49c 

Nebr. City. 

. 21c 

Denver, Colo. 

. ... 50c 

Co. Bluffs, Iowa. .. . 

. 45c 

St. Paul, Minn. 

.... 65c 














61 


Sioux City, Iowa- 17c New York.$1.03 

Wichita, Kans. 23c Boston. 1.23 

HOLLOW TILE 
PRICE 

8, 9, 10" floor- or roof-arches set.22c per sq ft. 

12, 14".24 to 28c 

16, 18".25 to 35c 

4" partitions.12c per sq ft 

6".15c 

8".18c 

3" roof-tile, 12c; 3" book-tile, 12x17. 7c “ 

2" furring-tile. 7c “ 


i " 


ceiling-tile. 6c 


Girder-covering. 15 to 25c per If 

Column-covering.30 to $1.00 per If 

These prices are for work set in place. Of course they are for straight 
work. Floor-tile might nin to 50c instead of 28; and wages instead 
of being 45 to 55c per hour might be 60 to 65 for bricklayers who have, 
as a rule, to be broken in to the work. Roof-tile is usually thinner 
than floor-tile and easier laid, but the hoisting costs more, so that 
for an ordinary job it is not worth while to make any deduction. 

The raw material FOB Omaha runs about as follows: 

8, 9, 10" arch-tile.15c per sq ft 

16 to 18".17c 

4" partition, 8c; 6, 11, 8.14c 

3" roof-tile... . 9c 

2" furring-tile. 4c 

Ceiling-tile. 5c 

Girder-covering.10 to 20c per If 

Column-covering.25 to 50c 

But of course better prices are given on a lump job, especially if the 
mackolile, monolith, concrete men are in attendance. Competition 
is the death of prices. When near the factory a cut can be made. 
The freight on No. 2 for example, was $1,500, or about i of the total 
cost. 

It is in general safer for a contractor to get a bid from the tile com¬ 
pany for the work set in place—not delivered on the cars. There 
is sometimes a good deal of breakage. If bid is taken for material 
it is better to have it understood that enough is to be furnished to 
complete the job, and not a certain number of sq ft. The manufacturer 
does not like this as it throws the breakage on him, but while a con¬ 
tractor is careful and conscientious he does not like to run against 
a shortage. A sufficient guarantee for the manufacturer is that the 
contractor, if he hauls and sets the tile, does not care to pay for hand¬ 
ling it any oftener than possible, and thus guards against breakage. 

Steel is not estimated in any of the systems. Sometimes a company 
puts in a bid on the basis of its own steel plans, using lighter construc¬ 
tion than the architect. In putting in a bid on a complete building 
with a certified check it is necessary to mention any departure from 


























02 


the weights, or else the contractor may be held to the cheap fire-proofing 
coupled with the heavy beams. 

MEASUREMENT:—Except for beams, columns, etc, which are taken 
by the If, all work is measured by the sq ft. Floor- and roof-tile are 
of various shapes to suit the part of the arch to which they belong. 
QUANTITY:—Waste ought to be within 3%, but sometimes tile are 
smashed in cars. Lime, which has to be much richer than for ordinary 
brickwork, may be estimated on basis of 175 bbls for the fire-proofing 
on No. 2, as noted under “Labor.” The necessary lumber for hang¬ 
ing centering below I beams cost $140. Half a yd of sand to a bbl of 
lime is more than ought to be used. 

LABOR:—On No. 2 16,500 sq ft of 12" floor-tile; 5,500 of 10" roof- 
tile; 5,500 of ceiling-tile; 4,200 of 4" partition; 15 columns; 351 If 
of I beams took for labor and hoisting $1,700, with bricklayers’ wages 
at 45c. But the subcontractor who did the work had unfavorable 
conditions to contend with. Hauling is not included. A haul of a 
mile costs about 50c per ton. 

A fair price for labor on the tile fire-proofing per sq ft is about as 
follows: Floor- and roof-arches, 4\ to 5c; ceilings, 1 to 1-jc; partitions, 
3-^ to 4c; beams and columns, 4c. If everything goes well this will 
cover the cost at 45c per hour. These prices would have run No. 2 
to about $1,400. 

No. 3 is fire-proofed throughout on wood for ceilings, but with tile 
partitions and wall-linings. The prices are practically the same as 
for No. 2. Bricklayers’ wages in Omaha are now 62^c, and an extra 
allowance has to be made from the 45c basis. 

EXPANDED-METAL FIRE-PROOFING:—The associated com¬ 
panies do not, as a rule, sell to contractors whom they accuse of mis¬ 
taking sand for cement. They do their own work and take no risks. 
They are justified in this course, for their tile brethren have published 
some photographs that do not look well for the new system. One 
failure discounts a score of successes. Now they handle their own ma¬ 
terial and take the responsibility. 

I bought about 200 yds for No. 2 and had no trouble in making a 
strong floor. Nos. 7 and 14 have large lavatories on the same kind of 
base. 

PRICE:—Their prices vary according to load and span. A span of 8 ft 
• with 3" of concrete from 17 to 20c per sq ft, depending upon locality and 
cost of material. From 8 to 20' spans, 25 to 28c. “These prices are for 
wood floors, 5c per sq ft to be added for finished concrete floors, taking 
the place of wood.” There is also an addition cf 5c per sq ft for heavy 
warehouse floors, up to 600 and 800 lbs per sq ft; or for top-dressing 
and warehouse floors 90c a sq yd, which added to the base touches $3 
per sq yd. 

. My 200 yds ran somewhere in the neighborhood of $1.50 at 3" thick, 
and it was strong enough to carry loaded wagons. But there was no 
profit at this figure, and wages were lower than in large cities. If 
well built the system is an undoubted success. 


63 


For walls of ex metal and concrete 2" thick, not too far from ground, 
allow -11.60 to $2 per sq yd. 

MEASUREMENT:—Unless of a special nature all work is measured 
by the sq ft. 

The developments in ex metal and concrete are astonishing. Sewers, 
culverts, tanks, bridges, and a hundred other structures are now built 
of the combined materials; and if we include ex-metal lath there is no 
end to the decorative possibilities of our latest triumph. The work 
already done speaks for itself. There is room for both tile and con¬ 
crete men. In the U. S. alone between 500 and 600 buildings, costing 
from $5,000,000 down have already been fire-proofed with ex metal and 
concrete; up till 1902 10,000,000 sq yds of floor metal had been used, 
and 30,000,000 yds of lath. In 1902 in the Chicago territory alone, 
3,000,000 sq ft of floor were laid, or enough to cover about 69 acres. 

QUANTITY:—The metal costs from 6 to 7c per sq ft. The concrete 
may be estimated from the quantities given in Chap 3. Temporary 
boards or planks have to be used under the complete space to be covered. 
They should be smooth on the finished side So closely does the cement 
take on the face of the board that one sees a clearly photographed in¬ 
verted reproduction of the most delicate grain of the wood. 

Panels are made as large as 20x20' without a support—and a New 
Orleans’ drainage canal is 13' wide in the clear by hundreds of ft long. 
A span of 4 to 8 ft is usual. The material comes 8 ft long, and in 3', 
3' 6", 4' and 5' widths. Ends of metal should be lapped 2" but not laced 
or nailed, even if wood joists are used, for the concrete slab ties the whole 
together. 

“We usually use in our concrete work No. 16 gage, 2^" mesh, and 
would recommend that for floors of 5' or 6' spans, or even up to 8' spans. 
For metal lath, we use C 16". We never fasten the sheets of our floor 
material, excepting to take some of the straight ends of the sheets and 
turn them up over the diamonds of the other sheets.” 

For a wall a plank lining has to be put on both sides the required thick¬ 
ness apart, say 2", and then the metal being fastened in position the con¬ 
crete is poured in to the top. More plank is then put on top and shored 
plumb; and so on to the roof. For a low building the system works 
well, but it is rather expensive. But lighter foundations can be used 
than for ordinary masonry. 

The plant of the Penn. Steel Co. at Highspire, covering more than 6 
acres is built on this system with 2" walls. 

Cinders are often used for stone, as the floor is lighter, and they have 
had a preliminary burning to prepare them for the test. Cinder con¬ 
crete averages 95 lbs to cf, while stone runs to 150. 

There are several modifications of the ex-metal idea. Reds and laced 
barbed wire are used in one of the best known. 

Partitions are made of f or fxf iron studs set same as wood, and 
secured to floor and ceiling. Each sheet of lath is tied about 4 times 
to studs, and a lap is made. For ordinary work the lath goes on only 1 
side, and the 1^ or 2" thickness of plaster covers all iron. Where room 


64 


for pipes, etc is required wider studs are used and lath is put on both 
sides. Studs with barbs to hook on lath are also used. 

LABOR:—The metal is easily laid if there are no obstructions, and if the 
ordinary system is followed. Sometimes beams are to be surrounded. 
For this work allow 5c per sq yd. Half that amount is enough for the 
flat system. Allow 7 planking extra at about same price as for arched 
centering. See Chap 5, page 45. In general $12 per 1,000 is enough 
for work easily reached. For cement, concrete rnd cement work, allow 
about the same as given in Chas 3, if not too far above ground level. 
For time on lath see Chap 8. 

FIRE-PROOF WINDOWS:—At the end of Chap 12 the price of iron 
shutters is given. They are used with wood frames, sash, and common 
glass. The newest style of fire-proofing is metal frames, sash, and wire- 
glass, either ribbed for warehouses or plate for business buildings. In 
one year in New York City alone 700,000 sq ft w T ere put in place. Iron 
shutters are not required. The wire-glass is of the usual thickness of 
I or §". See Chap 11 for price. 

The cost of frame and sash differs according to size, and can not well 
be given on sq ft basis, for the labor of riveting is the same for the 12 
corners on all ordinary sizes. A frame and sash complete with pivots 
or pulleys costs about $20 for the average size of 2' 6"x7'. 

CHAPTER VIII. 

PLASTER 

Plaster is often included in the mason work and is therefore considered 
here, although the joists are not yet in place. 

MEASUREMENT:—The ordinary rules do not deduct openings unless 
they are larger than the standard size; attics are measured square with¬ 
out deduction for slope of roof, and so forth. But by following this 
method it is as with brickwork,—we can not make out a bill of material 
from original figures with any degree of certainty, for the openings in 1 
building may be only half of what they are in another, and with such 
variations too much or too little is billed. It is better to change the 
method and charge the difference in the price. Here then we take only 
actual surf. But contractors and owners have to be careful in letting 
work by the yard. In the first cottage I built I paid for my attic lesson. 
PRICE:—Two-coat work is now worth 28c; 3-coat, 32c in white finish; 
with sand finish, 3c extra. This is on basis of wood lath. If plaster 
goes on straight brick w 7 alls deduct 3 to 4c per yd. But in some cases 
a contractor would prefer to lath crooked walls rather than straighten 
them with tons of mortar put on at 55c per hour. Keene’s cement is 
worth 7 to 8c extra. The price of the material is nearly 3 times more 
than the other standards, but less is used, as common lime is merely 
gaged with cement. These prices are for plain work. Add for metal 
lath according to local rate—approximately 13 to 16c more. 

Back plaster does not seem to be so much used as formerly. It is 
worth about 17c per yd. The lathers charge double pi ice for lathing 
in between studs. Heavy rough plastering behind wainscoting, 10 to 
12c per yd. 

LATH:—From 1,450 to 1,500 wood lath are sufficient for 100 yds. 


65 


Some buildings require more than others as angles, brackets, coves, etc 
take more material; but 1,500 ought to cover the worst. It is necessary 
to remember now, however, that a new lath is in the market. It is only 
32" long instead of the standard length of 48". An order for so many 
lath might bring the number but not enough to cover the surf. About 
2,200 are required. Taken on a 48" basis the pike is from $1.25 to 
$1.50 less per 1,000, so that this kind is gradually working in, although 
it costs about l^c more per yd for labor and nails. Wood lath, with 
labor and nails, runs to about 12c per yd: metal lath etc, 23 to 26c. 

Give the actual No. of yds for metal lath. There is little waste as it 
bends around all corners. There is 1 yd to a sheet, and sometimes a 
trifle more. Expanded-metal is the common kind; but many plasterers 
prefer sheet-metal as it takes less mortar. Wire lath is also used, but 
the ex-metal seems to be gaining the day. 

NAILS & STAPLES:—Allow 9 to 10 lbs of 3d fine nails for 100 yds of 
wood lath at 16" centers; with 12", from 12 to 13. Short lath require 
an extra nail for each joint. A hardware firm sends out a sheet giving 
3^ lbs of 3d fine for 1,000 lath; doctors differ. Allow 9 lbs of £ staples 
to 100 yds of metal lath. Somewhat less than this was sufficient on No. 
9. The sheets do not require much fastening. 

LABOR:—The 48" wood lath is nailed on in Omaha at 3c per yd, but 
this includes the openings under the old style of measurement. I read 
a short time ago that the Chicago lathers had set a day’s w r ork for 1 man 
at 25 bundles, but each man has to nail on the 1,250 lath which they con¬ 
tain. If he comes short of his number it is made up by the others of the 
gang. With about £ allowed for openings this is 100 yds in a day. 

Metal lath was formerly put on for 3^c, but now lathers will not work 
on it except by the hour at 40c. The cost of 6,800 yds on No. 9 was 4c 
per yd. On plain work a man ought to put on 100 yds; some can put 
on 150 to 200, but the av erage is less. I know of nearly 300 yds which 
cost 8c. Elliptical work, groins, etc'should be allowed at 2 to 3 times 
the price of plain work. The figures given for lath include scaffolding. 
SAND:—Ex-metal lath takes a good deal of material, cement plaster as 
well as sand. No. 9 took 2.6 to 2.75 yds to the 100, but this included 
openings. But H to 2 yds are usually enough for a building with wood 
lath or brick walls without lath. If wood lath are used all through If 
yds are enough. On No. 2 with all work on brick or fire-proofing 2 yds 
w r ere required. But it is different with crooked brick w r alls and ex- 
metal lath. 

A finer sand is sometimes used for sand finish. On some government 
work a ground rock is specified. On the Omaha post-office the cost of 
this material was $7.50 per cy. The quantity used for the last coat 
w^as about 1 yd to 150. Ordinarily a clean common sand is run through 
a No. 18 sieve. 

CEMENT PLASTER:—On No. 2 with 6,600 yds actual surf the quan¬ 
tities were as follow's: 600 sacks of hard plaster; 191 of stucco; and 
110 bbls of lime. The walls w^ere straight and did not require as much 
as is sometimes used. The work was 2-coat white finish. 

The quantity of stucco is unusually large, but there were 2,500 If of 


60 


JxlO" base, and 500 of 6" chair-rail plastered on the face of the wall, 
besides small cornices, capitals, bases, etc. 

For plain work about 65 bbls of lime and 85 sacks of stucco are re¬ 
quired for white finish on 6,600 yds. Some kinds of cement plaster can 
be used for a finish coat, but not the kind specified for No. 2. But by 
allowing 1 bbl of lime to 4 sacks of plaster we can get at the total quan¬ 
tity which would have been necessary if cement only had been used. 
We have then, 600 sacks of cement plaster, 90 of stucco, and 65 bbls of 
lime, or equal to 260 sacks of plaster, a total of 950 sacks for 6,600 actual 
yds, or 7,000 with openings. This is 14.4 sacks for the first, and 13.6 
for the second measurement to the 100 yds. For cement plaster alone 
9 sacks were used on the 6,600 basis, and 8.6 on the 7,000. The diff 
is thus seen if cement is to be used for all work, or if required for first 
coat only. 

On about 525 actual yds, or 600 with openings included, the quantities 
were 15.4 and 13.3; and there was no lime used for finishing coat. This 
was on the building whose roof is shown in No. 11. 

Care must be taken to see just what surf is to be plastered. Some 
architects specify that all walls behind wainscoating shall be covered with 
a heavy coat of rough plaster. On certain buildings this might mean 
£ of the surface. Both for price and quantities it is necessary to know; 
and it is best to be sure before contract is signed. 

The 2 buildings given are on basis of brick or wood lath; wire or metal 
lath requires more. I know 1 building that took close to 20 sacks, but 
it was all metal lath, and nothing was used except cement for all coats. 
At least 16 ought to be allowed on work of this kind, and that is often 
too close a figure, especially if plasterers are unacquainted with the 
material. Nowhere do good tradesmen work so clearly for their wages 
as plasterers on metal lath. A new hand puts half the material on the 
floor; with him it will not stick to the wall and still less to the ceiling. 

On No. 9 with more than 8,000'yds of 3-coat work on metal lath 18 
sacks was the average, but openings are included. Cement only was 
used. 

These actual results from large buildings show the danger of estimat¬ 
ing work from manufacturers’ catalogs. I find from one that 8 sacks 
of white and 10 of dark cement are sufficient for 100 yds of 2-coat work. 
With lime and stucco for a finish coat, this is about the same rate as was 
used on No. 2; but No. 11 without lime tells another story. Only the 
thinnest kind of work can be done with that quantity, and the walls 
have to be straight. It is not nearly enough for metal lath which, unlike 
other surfaces, requires a thin first coat before the heavy brown coat 
will stick. This accounts to some extent for the increase in the quan¬ 
tity. White plaster does not require so many sacks as it takes more sand 
than dark. 

Keene’s cement, as ahead) 7 ' stated, is a lime plaster gaged with cement, 
and requires only 6 sacks to 2-coat work. 

But it is hard to give an exact quantity for different kinds of build¬ 
ings and work. No rule can be found for crooked walls. Reasonable 
quantities are based on the theory that walls are to be straight. 


67 


Sanded plasters are never used here. We like to sand our own. 
Some of the unsanded are: Flint, Ivory, Imperial, 0. K., Laramie, 
Baker, Eureka, Mineral City, and Kallolite. The last 2 are from Fort 
Dodge, Iowa. No. 2 is plastered with Kallolite. The B. & M. head¬ 
quarters building, Omaha, with 0. K. from Okarche, Okla. Baker 
is white; O. K., Eureka, Peerless, Agatite are dark. 

PUTTY:—No. 2 took 1-| bbl of lime to 100 yds, but this was owing to the 
amount required for base, chair-rail, etc. No. 9 took less than a bbl. 
Three sacks of stucco were used to 100 yds on No. 2 on account of base, 
etc, while 100 yds required only 2 sacks of cement plaster on No. 9. 
If lime is used allow 9-10 bbl to 100 yds. 

Plaster of Paris is sometimes substituted for stucco as it sets slower. 
On common work 1 to 1^ sacks to 100; on good work, 1£. Both p of p 
and stucco are mixed with the lime which is run off to a pure white. 
HAIR:—Hard plasters are supposed to be mixed with enough hair to 
make the mortar stick; but rfietal lath sometimes requires a little more 
than the manufacturers’ allowance. At most allow 1 bu to 100 yds, 
which is the old allowance for lime plaster, although there are those who 
call for twice as much for lime. 

LIME PLASTER:—It is hardly worth while saying anything on the 
subject. Lime plaster is scarcely ever used now. Lathing, sand, and 
various finishes are same as for cement. For 2-coat work allow 2\ bbls 
to 100 yds; for 3-coat, 3. 

PRICE:—Cement plaster is about $7 per ton; but sometimes it is as 
low as $4. It seems to depend upon the manufacturers, and not upon 
the supply. Keene’s cement is about $18. Metal lath, from 19 to 22c 
per yd; 48" w r ood, $4.50 per 1,000; Omaha water rate, 2-coat, 10c per 
100 yds; 3, 15c.; the meter rate is cheaper. The Chicago rate is 
$1.50 per 1,000. There are usually 20 sacks to the ton of cement plaster. 
LABOR:—On No. 2 the labor on 2-coat work ran to 15c throughout; 
but 14c if openings are included. This does not include base, chair- 
rail, columns, and the rounding of window jambs. Rounding jambs 
takes from f of an hour on small square windows to 2 hours on high 
segment openings. If white coat they have to be run with a mold; if 
sand finish, they can be rounded with a trowel at a cheaper rate. 

On the metal lath of No. 9 the cost ran about 4, 7, 4c or 15c in all for 
the 3 coats. The first coat is thin, the second takes far more material 
and labor, and the last, or white coat, is about the same as the first. 
All through the time runs about 9 hours of plasterer to 5 of laborer, 
but this depends a good deal upon the character of the work. The 
brown coat takes more laborers than the finish. Sometimes the pro¬ 
portion is man to man. 

The labor on 2-coat work is taken as low as 12c, but not in cities 
where wages are high. 

If work is done in winter the question of heating has to be considered. 
In dwellings it is worth 3c per yd; on large buildings with steam heat, 
2c. If in summer, muslin screens may have to be put on all openings. 
Muslin is worth about 17c a yd. 

These rates at 55c per hour can be adjusted to suit the wages of any 


68 


locality; but country tradesmen do not always cover as much ground 
as city ones, especially if metal lath is used. 

CORNICES AND ORNAMENTAL WORK:—Almost every house I 
worked on in my apprenticeship had at least 1 room with a plaster cor¬ 
nice and centerpiece; houses costing about $5,000 had them in every 
room, and more expensive houses had plaster ornamentation in keeping 
with other features. It was the fashion, and in architecture as well as 
clothes that settles everything. The fashion is reversed in the west. 
Few houses have cornices, and they are better without them, although 
a small molding looks well. A plasterer might write a book on the sub¬ 
ject of cornices alone; for our purpose a few lines will do. Allow for 
straight cornices of 12" girt, 25c per If; 16, 40c; 24, 60c. Allow the 
price of 1^' extra for each miter. For cast stuff such as egg and dart 
molding, 25c. For circular cornices mult by 2; for elliptical, by 3. 
Bases and capitals of columns can usually be bought cast if there are 
many of them, or the plasterer can cast them himself. For 12" cols 
they are worth about $8 a pair. Pilaster caps and bases are about the 
same. To finish a 12" round col with base and cap by hand allow 2 men 
1| days for all work—plain and ornamental. 

Material for ornamental work may be calculated by taking the section 
and dividing in the proper proportion, if so much accuracy is desired. 
BLACKBOARDS:—There are several expensive blackboard prepara¬ 
tions, but a good cheap blackboard that will last 20 years if well kept 
can be made as follows: | lime, ^ fine white sand from crushed stone 
gaged with ^ of plaster of Paris and sufficient lampblack to color. Put 
1 package to 3 buckets of finished material. Apply the same as white 
coat. Blackboards of this kind are worth from 10 to 15c per yd extra. 
OUTSIDE WORK:—One sometimes sees parts of a house covered with 
expanded-metal lath plastered with cement which is occasionally peb¬ 
ble-dashed. This work is worth $1 per yd with scaffold already in place. 
It is usually in panels and the plasterer does not get a chance of covering 
so much surf as on a plain wall. 

If complete half-timbered house is plastered outside with Portland 
cement on ex-metal lath allow 75c per yd. Both north and south the 
old style is coming back, with ex-metal for a new and better base. 

CHAPTER IX 

CARPENTER AND JOINER WORK 
Section 1 
LABOR 

DIMENSION LUMBER:—I have sometimes asked contractors what 
system they followed when estimating the labor on dimension lumber, 
and their reply has been in line with my own experience: “Take off 
every piece of lumber and figure the labor at so much per 1,000' bm.” 
It is a very simple rule, and I cannot think of any contractors who 
do not abide by it, except that when in a hurry they may sometimes 
take work by the square on a safe basis. The difference between this 
rule and 10 different rules for lumber in as many positions is that the 
memory can easily carry 1 while it gets 10 mixed and is sure of none. 

It takes much longer to cut a rafter to a double bevel on 2 ends than 


69 


merely to lay a joist on a wall or nail on a sheeting board; a tower 
and a dormer window devour time, and a plank floor goes down fast 
enough to suit even a contractor; but while as a matter of theory 
each class of work should be figured separately, as a practical affair 
the whole bill of framing lumber, and usually sheeting also, is averaged 
with results sufficiently close to serve for 9 buildings out of 10. 

Take the lumber by the 1,000' bm, and not by the If. I ran across 
an estimate book which put all dimension lumber from 2x4 to 2x14 
on the same basis of so many If in a day. “It is to laugh.” The 
writer had evidently never hoisted or laid timbers of the various sizes. 
I have sometimes heard it said that a 2x6 can be handled as easily as 
a 2x4. Upon that theory a 2x8 can be put in place as cheaply as a 
2x6, and a 2x4 is practically equal to a 2x14. It will not work. The 
progression is made only 2" at a time, but if you try to hoist or lay 
a 2x12 you will find it about 3 times as heavy as a 2x4. On a ground 
floor the difference is not observed so much as on one 40' in the air; 
but the whole lumber bill is estimated, and there is only one fair way 
to do it. 

But on the different classes of buildings how shall we determine the 
number of ft? By observation and experience. If a building has 10 
towers and 14 dormer windows it does not require a sage to know that 
more time is required than if there is only a plain surface to cover. 

On some buildings I kept an exact account of time; on most I did 
not, as the one simply repeated the story of the other. No. 10 was 
kept. It is a block of 6 flats on 19th and Davenport Sts, Omaha. 
The first story is frame veneered with brick; all the rest of the building 
is frame covered with slate. The rear and alley walls are as plain as pos¬ 
sible; floors, flat roof and partitions were easily handled; but the 
time taken on the towers and frcnts ran into money. When built 
9 hours was a standard day, and the average over the complete building 
was 550' bm for 2 men. Now wages are higher by 10c an hour, and the 
time is reduced to 8 hours, so that the advantage of keeping measure 
instead of money is seen. Such a building might now be estimated at 
550 or 600' for 8 hours. With fewer hours a man can work harder, 
and with 40c an hour he has to. As with bricklayers so with carpenters 
—higher pay has to give more work. But if 600' were allowed I should 
want to be on the building myself, and the figure would have to be set 
subject to the thermometer, which can not safely be ignored. With 
a plain front 750' is not an unreasonable figure. An illustration of 
such a building with the average quantity given is worth a dozen 
pages of writing. 

On No. 4 we have a building of another class. One story has been 
removed since it was built. The 3x12 joists all through averaged 
800' for 9 hours. They were laid on walls and girders with little fram¬ 
ing necessary. The oak posts and yp bolted girders dressed and set 
in place ran to only 270'. It was then customary to do such work 
by carpenters, but now since their wages are 40c common laborers are 
being used, so that 1,000' of joists alone can safely be estimated on 


70 


the carpenter-wage basis for an 8-hour day if the hoisting arrange¬ 
ments are favorable. 

One occasionally has to estimate trusses, and it is not always easy to 
say what they are worth. This is the “10th case” where the average 
of the framing lumber is not reliable. On this building there were 6 
Howe trusses 6' high with a 60' span. The timbers were 10x12 for the 
lower chord in 4 pieces; 8x12 for the top chord solid; 4x12, 3x10 and 
2x6 for cross-braces. The chords were bolted together with double 
rods from 1" to 2" in diameter. The story was 18' in the clear. Each 
truss contained 2,100 ft bm, and took 342 hours for 1 man to make 
and set in place. All material came surfaced. No 2 trusses are alike, 
but this will serve for a guess at another. 

On Nos. 4 and 10 the owners did part of the work and managed to 
fall behind on time and block the way. No. 4 was built in winter, 
and the government reports were taken as to the quality of the sunshine 
and so forth, so that the penalty might be levied if the work was not 
completed on time. It is not pleasant to sign contracts of that kind, 
but one has to eat. A photograph was at once taken to guard against 
all danger of pains, penalties, and high displeasure that are so easily 
laid down in a contract, and there was no more trouble. Sometimes 
a little care is beneficial in other fields than estimating. 

On No. 9 the framing, sheeting, shiplap, and the whole bill of plain 
lumber, except flooring, cost $8 per 1,000 which was a little too much. 
It is only 800' per day of 8 hours. Delays accounted for some of it. 

On No. 7 at 40c per hour the sleepers, 6x8 bedded in sand, cost $4.25 
per 1,000. The 3x6 floor on top cost $3, but some of it went down 
for $2.75. The purlins were put in place for $6, and they had to be 
hoisted about 60 ft; but sometimes purlins cost 40% more. On No. 8 
150'x486', the 2" flooring on roof cost about $7 for labor, but nailings 
were about 6' apart. 

On No. 3 the girders were of steel, so that only joists and sheeting 
have to be considered. On basement and 1st floor there were 22,350 
ft of 3x14x22 joists, and 8,300 ft of sheeting. Taking both together 
2 men put 1,100 ft in place in 9 hours. 

On 2d and 3d floors 44,850 ft of joists and sheeting ran to 1,100 ft 
also, but this like the material for the higher stories was hoisted by a 
steam derrick at $2 per 1,000 extra. 

On 4th and 5th floors 44,850 ft went down at the rate of only 800, 
as there was much more framing to do; and as hight makes no difference 
with a derrick this shows that even on the same building it is necessary 
to look well over the plans before setting an average figure. 

All joists came sized, and there is no bridging allowed. 

The sizing of joists is included in all the foregoing buildings except 
the last. On No. 9 25,000 ft were sized with an average of 3,176 ft in 
8 hours; but a good many joists needed to be done on 1 side only. On 
heavy joists, to 3J", well sized, 1,500 is a good average. On a hot 
day it is too much. In some cities joists are sized at mill on both edges 
for $1.50 to $2.50 per 1,000. 

A good deal can sometimes be said in a paragraph; the largest build- 


71 


ings do not need so much space as a cottage. On several of the largest 
Omaha warehouses recently built the average, without the top, finish 
floor, runs from 1,000 to 1,100 ft. The joists are merely dropped into 
stirrups, and they can be placed at 1,100 if taken alone. The heavy 
planking soon goes down if it has not to be hoisted too far. But posts, 
girders and joists taken together without plank floor, run from 800 to 
900 ft. 

From figures already given it may be thought that the heavy plat¬ 
forms around such buildings should go down at 1,400 to 1,500 ft; but 
I know of more than 100,000 ft which averaged only 700. I know of 
another with nearly twice that amount of lumber that averaged 1,000 
ft. This is after allowing enough for leveling ground. On a plain 
2-story building with heavy timbers, 2" flooring roof, plank under 
floors, ordinary upper floor, the complete average on 244,000 ft was 
770 ft. Upper floors are included and reduce the average somewhat, 
as they are worth more than dimension lumber. A good deal of the work 
was done by laborers. 

Trestle-work under 10' high should not run to more than $10 per 
1,000 ft. Coal-hoisting stations, towers of a reasonable hight, and 
heavy timber-work in general should not cost more than $12 at 30c 
per hour. But there are so many special designs of this kind of work 
that it is hard to set a figure without seeing the plan,—and sometimes 
harder when the plan is seen and a guess made at the quality of the 
man behind the saw. 

Sheeting may be averaged at 1,000 ft on a frame building if taken 
alone, although 1,200 may be done on some. Shiplap about | less. 
Much depends upon the style of the walls and roof. 

If sheeting and shiplap are nailed diagonally instead of level on 
side walls allow % more time. 

For floors sheeting may be safely allowed at 1,500 to 1,800 ft unless 
more than 3 stories above the street level. On the roof of a 6-story 
building 1,000 ft is a good day’s work. 

I lately received the time on 1,750 If of close-board fence 8' high, 
strung with barbed wire for a top guard in the usual way. It took 
420 hours, but posts were already set. Allow 15 minutes for 1 man 
to dig hole and set 1 post; but twice as long might be taken. Com¬ 
mon 8 " post-holes, 5 io 10 min 1o dig, and half as long to set. 

The foregoing buildings may be taken as typical and estimates securely 
based upon the figures given. A small cottage will not require as much 
time in proportion as No. 10; and some large frame houses will not 
average 550 ft as that did. An allowance must be made for a plainer 
or more ornate style. The figures can not be far astray at worst if the 
men work, for 550 is the average of a large building and not a matter of 
theory. 

So with the other buildings. Joists and sheeting cost practically the 
same on schools, flats, and all kinds of plain brick buildings. If extra 
framing is required an allowance must be made. 

With plain joists, studs and sheeting it is as with brick in a basement 
wall.—so much is done in a day with reasonable mechanics that one be- 


72 


gins to blush over the prospective profits, but by the time the chimneys 
are capped, the saddles put in place, and the corners attended to it is 
quite another story. Do not base any estimates on this kind of work, 
but take an average all through. No. 11, for example, came to only 350 
ft for 2 men in 8 hours—but few roofs are so complicated. This in¬ 
cluded both rafters and shiplap. 

As a fair summary allow as follows on an 8-hour basis—but it is well 
to keep in mind slow saws and modern instances already given: 


On average frame houses. 600 ft 

On wood stores and flats, plain.1,000 ft 

On brick stores and flats. 800 ft 

On 3- or 4-story business buildings.900 to 1,000 ft 

On heavy warehouses, mill construction .1,100 ft 


BRIDGING:—If taken separately a close enough price4may be found 
in Part 1. If lumber is put in the regular bill allow’ for labor 150 If of 
2x4 nailed in place, and 200 of 1x3, 1x4, or 2x2 for a day’s work. In 
the first case that is about 300' bm. Of course joists at 12" centers 
require more cutting and nailing than at 20". It is often cheaper to 
buy bridging already cut from the mills. 

CORNICE:—For a plain cornice of 5 members I have always used 60 
ft for a 9-hour day. This does not include lookouts or anything properly 
belonging to framing lumber. A cottage of 6 to 8 rooms has about 150 
If. This gives 2 men 2.5 days to finish it. At 40c an hour and an 8-hour 
day that is less than 11c per If. There is no time for play. Extra mem¬ 
bers may be averaged at 2c. 

For wide ornamental cornices it is hard to set a basis as no 2 are alike. 
With brackets, capitals, dormers, miters, etc an estimate must be made 
in detail. If the soffit is ceiled, the ceiling may be taken at 1 sq for 2 
men on plain w 7 ork, and that part eliminated. A miter may be taken at 
2 hours for 1 man. Some brackets can be nailed on in 10 minutes; 
others with moldings carried around them may take from 5 to 10 times 
as long. Scaffold is not put in, as the one in place serves. If all joints 
have to be laid in w'hite lead and oil allow a little extra time. 
FURRING:—1x2, 16" centers, 4 to 5 sq, making plugs included. Open¬ 
ings are not deducted unless many and large. For 2x2, 16", 3^ to 4 sq; 
1x2 on ceilings, 16", 15 sq; 2x2 on ceilings, 12", 12 sq. No. 9 w’as furred 
with 2x4. Put in at regular framing time, as it is easier to set than a 
partition. The amount given for 2x2 on ceilings is from the actual 
results all over No. 12. For different spacing allow 7 in proportion on 
the basis given. 

There is a patented “plug” now 7 on the market. It is built in the 
joint of the brick and the strip nailed in without any cutting. Pos¬ 
sibly 1 sq more a day ought to be allowed when it is used. 
SHINGLES:—I had seen and worked among slate, tile, lead and thatch, 
but the first shingle I ever handled was in Vermont. It seemed a curious 
thing to put on a roof, and I felt sure that it would not hold w 7 ater. It 
must have been about 3' long. The farmer cut his owm timber, the car¬ 
penter squared it, pinned it, built a huge barn, and covered the roof 







73 


with the strange, new wooden slate. We do not use that kind in the 
west; ours are 16" long and sawed. 

When starting out as a contractor I kept a book and entered the time 
on different classes of work. Under shingles is found: “On plain roofs, 
from 4 to 6 squares; on fancy roofs, from to 4; on plain side walls, 
about 3.” This allowance can not be much improved. Then the stand¬ 
ard day was 9 hours; now it is 8, but we do more in an hour. (For 
number of shingles to sq, see Section 2.) 

On a plain roof a couple of “husky” Swedes may put on 8 to 10 sqs, 
but we stand by an average day’s carpenter work—not butcher work— 
as well as by an average exposure of 44" to the weather. It naturally 
takes more time to lay shingles at 4" than at 5". They should never 
be laid more than 5",—and it is better to nail them even if the record 
of 50 sqs for 1 man is not exceeded. On some kinds of walls and roofs 
2 sqs make a day’s work. The cutting around valleys, chimneys, dor¬ 
mers, bay windows, etc takes a good deal of time. (See Chap on ‘ ‘Paint¬ 
ing” for dipping of shingles.) 

GUTTERS:—Allow 100 If for average standing gutters, with all finish 
got out at mill. With many hips and valleys this figure is too high,— 
75 is enough. For wide cornice gutters 60 If may be used as a basis, 
and the dimension lumber allowed in the regular bill. 


Water-table and base. , .200 If 

Bands and belts.200 If 

Double corner-boards .150 If 


SIDING:—Of old the Medes and Persians had laws that were unchange¬ 
able; and the authorities with the siding-hook have a day’s work set 
down in the same hard and fast way. On plain 6" work 5 sqs is the law 
for 2 men. On some buildings with long blank walls 8 may be done. 
On some particular corners again, where Phidias Richardson, Jr., has 
distinguished himself at the expense of common sense, 2 is a big day’s 
work. A fair average is 4 sqs. Possibly 6 may be done; possibly only 
3—not more than 3 if mitered. It all depends upon Phidias. 

On narrow siding mitered at the corners allow as a basis 2 sqs, and 
go up or down according to the angles, dormers, sides, pilasters, hoods, 
gargoyles, pediments, or walls as plain as a prairie. Unmitered, 3 sq. 
Scaffolding and tar paper are included; openings are not counted, but 
exact surface taken. 

FLOORS:—The usual flooring is 4" which finishes a trifle less than 3|. 
On a 4-story block in Omaha where I was foreman I kept the time on 
floors. Paper was laid on sheeting and yp floor on top with rough joints 
smoothed. The whole building averaged 4 sqs for 9 hours, hoisting 
included. The rooms are of the usual office size, and stores are on the 
ground floor. 

On No. 3 which is also divided into offices, the average for yp was 34 
sqs for 9 hours; but this work was carefully smoothed and sandpapered. 
It was done by the piece, and the men worked hard on it. They offered 
to do it at 80c and ended at $1.25 a sq: wages were then 30c. There is 
a wonderful difference between a long hall and a score of small offices. 





74 


Once more we may take time to consider that an illustration of this kind 
is worth a dozen pages of theorizing. 

On joists without an under floor allow 0 sqs of 4" flooring. \ he 
next sentence I find in my MS. is: “On white pine allow about a sq 
more.’* It might about as well be left out here, for the ruinous policy 
of the forest owners' has at last practically cleared the northern part of 
the continent of what is by far the best wood for outside work and fine 
interior finish. 

Flooring 2" thick, tongued and grooved, may be averaged at 1,000 ft. 
On No. 4 two men laid 5 sqs in 9 hours, or nearly 1,200', but that w r as 
close to street level. Still that figure is not unreasonable if conditions 
are favorable. Is the thermometer not to be reckoned with? This 
flooring is usually 5}" finished width. I once knew, however, of 74,000 
ft which averaged only 700; and about as much on another building 
which ran to 1,600, but this was for mill construction with joists far 
apart. No. 8, 2" roof, 9C0. 

On warehouses 5 sq are enough if hoisting is included, as it is in all 
figures given in this section. A common way of finishing warehouse 
floors now is with |x4" sq-edged maple. Allow 4 to 5 sq unsmoothed. 
It has to be double nailed, and takes more labor than yp. The finished 
size is 3£". Narrower boards take more time, which is about equal to 
saying that 2 and 2 are more than 2 and 1; but some of the hasty put 2" 
and 4" on the same basis. But an average of 6 sq is sometimes reached 
for tongued material which is nailed on only 1 edge. 

And now for the proof: On a 6-story building, one of the largest and 
newest warehouses in Omaha, the yp, square-edged floors averaged 
throughout 5 sq. On 2 others, also new and large—one the gallery of 
No. 7—the square-edged 4" maple ran on the first to 4\, on the second 
to 5£. The same men laid both, but they had experience on the second. 

No. 9 is an interesting building so far as the floors go, for it can be com¬ 
pared with No. 3. Both floors were smoothed and sandpapered, but 
this one was cut in between the base, and that takes a good deal of extra 
time as both ends have to be carefully jointed. While aware that some 
of the best eastern business buildings and residences are so finished I 
do not like the style. In course of time the joint opens, and the floor 
is in a worse condition than if a quarter-round had been used, although 
that is not by any means an ideal finish. In my apprenticeship w'e 
tongued the board into a groove in the floor. The knees of the men 
w r ere reddened before the floors of a house were smoothed and the grooves 
run. 

In the largest rooms of No. 9, on the ground floor where there was no 
hoisting, 3.2 sq was the amount laid and smoothed. In large rooms the 
jointing is a simple matter, but not in small ones. In small rooms above, 
the amount was 2.3 sq, and the general average did not reach 2.5. On 
the first 8 sq the average was only 1.6 for 2 men in 8 hours. They w 7 ere 
first-class ^ mechanics and they worked hard. Much depends upon 
how a floor is finished. On most of one floor the experiment was tried 
of smoothing the boards before they w ere laid, and then merely smooth¬ 
ing the joints, but the work was largely thrown aw'ay, for although the 


75 


flooring was good and well matched it was necessary to smooth nearly 
the whole surface over again. The quantity smoothed on the bench 
was 1,000 in a day. With small rooms, cut in between, and properly 
smoothed 2.25 is a large enough allowance, although it seems a low one 
for 2 men. 

Dressed and m maple is harder to smooth than yp which was used on 
No. 9. If unsmoothed allow 4 sq of 2\ face. Of course more can be laid 
if on a warehouse as it is all straight work—on a large surface 3| sqs 
were recently laid and smoothed; and 6 without smoothing on upper 
stories, 8 on ground level. In houses and offices if well smoothed 2 sq 
are a good day’s work. With If face 1.5 sq may have to pass if the 
smoothing is well done. 

I once helped to smooth an old maple floor 18x90, and with hard work 
it averaged 2 sq for 2 men in 9 hours. 

In an Omaha dining-room, with angle bay window, and border all 
around, the average in 9 hours was only 50 ft, or ^ sq, but this was a fine 
parquet floor. It was glued strip by strip, smoothed, scraped, and 
sandpapered, and there was no time wasted. 

In another finished the same way in oak, except for glue, If face, the 
cost was $9 per sq at 40c per hour. 

On still another house $15 was the figure for oak with a border, and 
this was over several rooms. 

A contractor recently told me that on a fine house where all the floors 
were of hardwood his average was $12; and on some floors, $15. He 
watched the men closely, and there was no time lost. The larger the 
quantity the higher the price, for the men become tired out with smooth¬ 
ing. The common carpenter touches such floors only to spoil them; 
they require the best tradesmen. 

There is a thin floor that many are now using to make the old house 
look new. At first sight it seems to be much easier to lay than the f, 
but the difference is not so very great if stuff is grooved. The under 
floor has to be carefully smoothed to a level surface, and there is more 
nailing through the face. With varnishing and profit included with car¬ 
penter labor these floors are worth about 18c per sq ft in this latitude. 
A | "carpet” floor might be laid for half that amount in a square room. 
In all floors the expense comes with angles and borders. Material of 
various woods, to 1£ wide, $28 to $85 per 1,000 l" being counted as 
1", and l as 1" wide before dressing, 1£ as 2, 2 as 2J. 

Fine floors cost money, and they are usually spoiled by being laid in a 
damp building. The best time to lay them is a year after the building 
is occupied. The impatient owner can not wait for style all that time 
any more than her children can wait for a new toy. In Europe you see 
floors generations old looking like a picture. In France especially the 
public buildings shine. Why spoil a lasting pleasure for the sake of a 
year? 

One eastern authority allows $1 per sq for the best hardwood floors; 
and another, as an extreme figure, 83c. There was once a young man 
who told his professor that Solomon’s proverbs were far behind this en- 


76 


lightened age, and that anybody could now make them. The professor 
instead of reasoning with him merely said: “Make a few.” 

So much for narrow flooring. Our next stock size is 6", or 5-f face. 


For pitched roof without too many angles.3 to 4 sq 

For side walls on level.3£ to 

On bare joists..7 to 9 

On top of under floor.6 to 7 

For white pine, allow 1 sq more. 


Of course on porch floors the figures given for bare joists will have to 
be cut in 2, and sometimes in 3. 

Much depends upon the matching of all kinds of flooring. It is some¬ 
times so bad that men working hard do only f of a day’s work. And 
again, how high has it to be hoisted? The New York method is to set 20 
men one above another at the window of each story and make them 
hoist it board by board, hand over hand, for 20 stories in the air. It 
naturally costs more on the 20th than on the 2nd. But our buildings 
seldom run above 6 stories. 

Some estimate floors by the sq and some by the 1,000. More from 
habit than from any particular merit in the system—when applied to 
common floors, at all events—I have always taken the square as the unit. 
The usual allowance for waste and milling is about \ extra for 4" flooring; 
a sq, therefore, means 125 ft bm, and thus 8 times the pi ice of a sq gives 
that of a 1,000. As the square system is almost obligatory on fine 
floors it seems best to keep to it for common as well. 

PORCHES:—The best way appears to be to put framing lumber, sheet¬ 
ing, floors and ceilings in at the usual rate and estimate the rest in a 
body. There is such a variation in style and finish, and usually such a 
short time given to make an estimate, that this is the easiest way out of 
the labor. Of course the roof framing takes longer, but that does not 
count so much on a complete bill. 

As a kind of a basis, a porch 6x22, with plain square posts and flooring 
roof, hand grooved to run off water, without rail, with average cornice, 
took 2 men 5 days of 9 hours to make posts, joint cornice stuff and finish 
complete, the floor being already laid. Several were done at the same 
time. 

On another porch 6x30, of far better style, to make all stuff, 6-paneled 
posts, cornice, rail above roof, ceiled below, sheeted above, 7 days. 

With all millwork made ready, framing, flooring, etc allowed in their 
place, 5 days extra work is a fair estimate for a good porch without 
shingles, which go with their own kind. But again, 2 men may work 
2 or 3 times as long. How decide without a plan? 

GROUNDS:—For wainscoting from 3£ to 4 sq. There is usually no 
scaffolding required, but they have to be straighter than furring. More 
can be done on wood partitions and on furring than on brick—about 5 
sq altogether. A rough way of estimating grounds is lc per ft, but with 
labor at 40c, that is too low. On wood, 1.5c; on brick, 2c is a fair price. 
A brick opening, 1 side, will take a man 1 hour if he has to plug; on wood 
j hour is enough. 

STORE FRONTS:—For fronts about the standard width of 2U, like 






77 


those in Nos. 5 and 6, allow 5 days to finish complete with sash below, 
casings, and window shelf inside. With everything moving harmon¬ 
iously and a half dozen to do at a time, 4 days are enough, but if only 
1 is to be done more time is required in proportion. Hardware, tran¬ 
soms, swinging sash below, etc are all to be considered. These plain 
fronts may be used as a standard. It sometimes happens that a speci¬ 
ally good one takes twice as long; and there are others that require 
only 2 days. 

But as with floors there are great differences in fronts. It is possible 
to design one of standard width that would keep 2 men busy for a month. 
On such fronts take all plain work on the regular basis and estimate the 
rest in detail. 

WINDOWS:—The time is given for 1 man. 

To put average frames together, if stuff comes in the knockdown, 
1| to 1^ hours. Planing-mlll price is only 20 to 40c. An ordinary pine 
window in a frame building, setting frame included, 5 hours. Hard- 
w r ood, 6 to 7. If paneled below, 1 extra. In brick buildings with jamb- 
linings, setting frames included, 6 to 7. Hardwood, 8 to 10. If circle- 
top inside 1 hour more on pine, 2 hours on hardwood. 

The 50- and 60-lt windows in No. 7 were fitted at the rate of 5 in an 
8-hour day for 1 man; but half of the work had to be done on a high 
scaffold. This is a little less than an hour to each sash. The glass w 7 as 
not set, and the work was therefore easier than if it had been. 

On more than 100 windows, 30-lt, 10x14,—like the foregoing—the 
labor ran to 7 hours each. There was no inside finish except a quarter- 
round. Labor included setting frame, fitting and hanging sash, putting 
on stops and hardware. 

In high windows \ to £ of the time ought to be added; some require 
twice as long. For a fixed transom 1 hour extra; if hung, \ to £ of an 
hour more. Of course it is with windows as w 7 ith other parts of a build¬ 
ing,—a detail can be drawm that wall put tw 7 ice as much work on them 
as is made to serve for the ordinary structure. 

For windows hung on sash-balances, allow about 1 hour less,—but 
sash-balances are fit only for a place w 7 here it is impossible to use weights, 
or for Howding Gulch, Ariz. No. 2 w r ith about 150 windows is fitted 
with them, although I tried my best to have weights substituted. One 
never sees balances in modern buildings. 

CEILINGS:—The best building codes now forbid wood ceilings in stores 
and such places on account of danger from fire, which is held back longer 
by metal, or plaster on ex-met lath. 

For plain store ceilings allow 3 sq a day of 9 hours. This figure was 
taken from w r ork done on several stores, among others those shown in 
Nos. 5 and 6. Sometimes more might be done, but it is not safe to put 
an estimate up to the limit. A warehouse with a long stretch is easier 
to ceil than a store; and a small room takes more time. 

As to paneled ceilings it is hard to set a figure. Some have plain 
beams 8" w r ide, and others molded and double molded to a stretch of 3 
ft; and panels may be only 1 ft square, or they may be 6. How can we 
even guess without a plan and detail? And now that we are finally 


78 


under roof, is it white pine, cypress, or hardwood finish? The plain 
work if of ceiling need not be hard to estimate from the base of 3 sq a 
day, for if it is cut in between beams an allowance can be made for extra 
labor, which is likely to be twice as much, and for furring, etc outside 
of the regular joist bearing. A pine beam a foot wide and deep, made 
of 5 boards—2 about 6" wide on ceiling, 2 at 12 on sides, and 1 at 12 on 
soffit, 2 bed-molds and 2 molds at lower edges, may be set at 25c per If, 
with scaffolding included, so far as labor on it is concerned. The wall- 
beam needs to be fitted and may be counted as the others. 

But if the panels are small that means many miters. An extra allow¬ 
ance of 40c per miter, or $1.60 for the 4, ought to do this plain work. 
If of hardwood add 50% to all figures, none of which includes framework. 

From this figure of 25c per If we may go to $10 on some foolish houses. 
If we go from wood to mosaic we have the price set for the ceiling of the 
U. S. mint building at Philadelphia at $15 per sq ft. “A fool and his 
money, etc.” 

Plain lumber in pine beams larger than a sq ft of section may be 
allowed at 5c per sq ft bm; and moldings at l^c per sq in of section with 
extra allowance for miters. Hardwood, 50% more. 

For plain ceiling on walls allow 3^ sq without furring. If of hard¬ 
wood, 2%. 

For cornices and overhangs, 1 to \\ sq. The wide overhang of No. 11 
was done at the rate of 1 sq. 

WAINSCOTING:—On No. 12 in 8 schoolrooms, through all halls, ward¬ 
robes, etc 2 men in a 9-hour day cut, put up and finished with cap and 
quarter-round 34 sq of yp ranging in flight from 2' 6" to 6'. On ordinary 
dwellings and tenements allow about 24 sq. All material was prepared 
and furring is not included. If smoothing has to be done allow 6 hours 
per 1,000 ft for 2 men. They will not be idle—but that average was 
kept over a large ceiling. This is only 3 minutes to a 16-ft board, 3j 
wide. “I done it myself,” and it was done for an employer, not under 
the piece-work system. Under “Floors” we have seen that the time 
on 1,000 ft of the same width was 8 hours. 

For plain hardwood allow about 4 more time; if there are many 
angles, \\ sq for 8 hours. 

For paneled work about 4 ft in hight with cap and base allow 50 If; 
on hardwood, 35. Sometimes plain work of this kind is easier nailed 
up than tongued and grooved material, but generally the base and cap 
are of richer design. It is hard to give a figure on this work as there is 
a great difference between a plain wall 30 ft long and another broken into 
6 or 8 pilasters, each with 4 miters for base and cap. An internal miter 
if coped, as it ought to be, should not take more than 1 hour on pine, 
and 14 on hardwood; and an external one should not take more than half 
as long; but much depends upon the design, and more upon the jciner. 

Furring is not allowed; doors are not counted. 

BASE:—With opportunity enough 1 never happened to keep the time 
on pine or hardwood wainscoting; but I watched base through 2 build¬ 
ings. The first was a 4-story block with an unusual number of pilasters, 


79 


and they devoured time as 4 miters in a 3-membered base do. Yet all 
through 2 men put down 100 If in 9 hours. 

On No. 3 with plain rooms 2-membered base scribed to floor, 170 If. 
Second floor and basement had oak base which is included in figure. 
Main floor base on oak", paneled wainscot not included. Doors were not 
included in either building. 

On No. 9, 200 If of a narrow birch base were laid, but fitting to floor 
was not necessary. 

For plain quarter-round base and q r at floor, 200 to 250 If. For 
hardwood, 3-membered, average number of miters, 100 If;—but it is 
well to remember that some of our friends from Podunk Creek, even 
with good intentions and an earnest heart, are practically helpless at 
hardwood work of all kinds. Nowhere are cheap carpenters so expen¬ 
sive or so exasperating. The old style Yankee carpenter was trained 
to the tips of his fingers; his successor is a “Lulu”, and manual training- 
schools, excellent as they are, do not supply the want of slow, pains¬ 
taking teaching and practice. 

DOORS:—On sliding doors allow framing in regular bill, and 2 days 
extra to finish complete with lining, jambs, casings, hardware, etc. 
This will serve for a good pine door well hung; on hardwood, about 3 
days. I have known 3£ days to be occupied on a pair of heavy hard¬ 
wood doors. 

As the number of hours does not always divide properly, the time 
on the following doors is taken for 1 man instead of 2: 

For a pair of outside doors about 6'x8', door-frame, casings, hard¬ 
ware, complete, 10 hours; if hardwood, 14. 

Vestibule doors about the same. Both sides have to be cased while 
front doors have only 1 side, but the jambs and often the doors are 
heavier, and sometimes a little more elaborate. If with sidelights, 
give 14 for pine and 20 for hardwood; if transomed, 2 to 3 hours extra. 
Sometimes a good deal of trouble is caused by boring for flush bolts. 

For common pine doors complete, 4 to 5 hours, if If; 5 to 6 for If. 
There are those who consume a day to a door and think they do well. 
If three hinges are used a little more time is necessary. Light closet 
doors reduce the average and make up for the heavy ones. Some 
men will hang and put locks on 12 doors in a day; I have often cased 
20 sides, but we have to deal with averages. 

For hardwood, 7 to 10. Of course a casing of such design might 
be made as to give 2 or 3 hours extra work; but we are not writing 
about palaces. I could take any hardwood opening of average size, 
set jambs, case, hang and finish door in 10 hours, including transom. 
It is a reasonable allowance. On No. 9 the birch doors took about 7 
hours. 

For average pine swinging doors, 4 hours. There is no hardware after 
the hinges are on. 

But here we come to another kind of openings: For pine doors and 
finish of wide, paneled jambs and transoms, 10 hours. On specially 
high doors, 15 to 16 hours. For hardwood, about \ more. The hard 
pine doors with paneled jambs on No. 12 took about 11 hours. 


80 


For an opening about 12x16, double swinging doors complete, 2 days 
for 2 men. They are sometimes used in churches, etc. 

For outside double doors, about 12'xl8', in manufacturing buildings 
like No. 7, 1 day for 4 men. For a sliding barn door, about the same 
size with iron track, 1^ days for 2 men. 

Special doors may be estimated from the foregoing figures, which 
would be considered very liberal by a New York ‘‘lumper”. While 
living in New York I was told of some who steadily fitted 36 doors, 
and left the hanging of them to some brother in misfortune. On cheap 
buildings they certainly do far more work than western carpenters, 
but their work has 2 drawbacks—it is worthless in quality, requiring 
repairing almost from the time it is finished; and it is making while 
slaves. A good carpenter goes to lumping only as the last resort. 

Grounds are not included on either doors or windows. 

STAIRS:—Setting only is allowed,—not millwork. But which style 
shall be selected? I have known 2 men to set a stair in a forenoon, and 
again, work on another for about 2 weeks. 

On No. 12 with regular school stair, double flight, ceiling rail, about 
6' wide, 3^ to 4 days. 

On No. 2 it took 233 hours for 1 man to set and finish 3 flights of 
oak stairs about 5' wide, with continuous rail. 

On No. 9 with oak stairs of a better design it took 300 hours for 1 
man to set 3 flights. Platforms allowed in framing lumber. 

For a long box stair without landing, 1 to 1^ days for 2 men. Box 
stair for cellar or attic, about the same if winders are used. For a plain 
6- to 8-room house, 2 to 3 days. For a fine stair to a house of 8 to 10 
rooms, 6 days. 

Guess the rest; and remember that although the estimate may not 
be mathematically correct, you may add to or deduct from a reasonable 
percentage on complete bid enough to build the stair complete. While 
admitting that an estimate should be as nearly correct as possible why 
insist on absolute accuracy on one small item and then make a wild 
guess at the profit? 

Of course there are stairs that would keep 2 men working for a couple 
of months, or even a year. The Glasgow people have a fine stair in 
their new municipal buildings,—one of the best I have ever looked 
upon. But the best, the stair that once seen is never forgotten, is the 
“Stairway of Honor” in the Grand Opera House, Paris. It is wide 
enough for teams to drive up abreast. “The steps are of white marble, 
the balustrades of alabaster, the hand-rail of African onyx. Twenty- 
four colored marble columns rise to the hight of the 3rd floor.” And 
so on they describe the marvel in the $7,000,000 Opera House,—and 
that price too where wages are low. I did not even try to estimate the 
time required to build it. The house itself took 14 years,—and it will 
probably last for 1,400. 

SIDEBOARDS:—We have some that fill the end of a large room, and 
others not so great in size or style. One of ash, I remember, 8x8^with 
drawers, doors, brackets, shelves, mirrors, and hardware to match. 
Two men took 8 days to complete it. Another of oak about the same 


81 


size, G days. The difference was a matter of detail. Millwork for both 
came in knockdown,—and here it may be worth while to say that there 
is a good deal of difference in the way millwork comes. The cheapest 
mill bid on stairs, sideboards, window-frames, drawer-cases, etc, may 
mean 10% more work when the stuff is delivered. 

A fairly good sideboard may be set in 4 days; none in Omaha,I judge, 
would require more than 10 to 12. Bishop Spalding says that “We 
build big houses to hold little men.” The size of the sideboard, as it 
were, does not indicate the size of the man,but why should we preach 
in a book of this kind? 

CHINA-CLOSETS:—Allow from 2 to 6 days. 

PANTRIES:—From 1 to 4 days. 

A china-closet might come put together, leaving only the labor of 
pushing it into place and nailing a casing around the opening, all of 
which might be comfortably done in a day; but most of them come in 
the knockdown. There is a difference between one pantry with only 
half a dozen of plain shelves and another with shelving all around, 
me t 1-bins, drawers, etc; one may have only 20 sq ft while the other 
has 3 or 4 times as many. 

STOREROOMS:—Put in shelving at 24 sq ft per hour for 2 men. On 
No. 2 I kept time on 3,000 ft all dadoed by hand into compartments 
about 18" square, and the average was higher than this which seems 
safe. But I know of nearly 60,000 ft that did not average 16 ft with 
far less dadoing. Pantries, closets, etc, may be figured by this method 
and an allowance made for extra labor,—but 40 to 50 ft seems fair 
as there is no dadoing. 

BLINDS:—Outside, for either brick or frame buildings if fitted before 
frames are set, 20 pr average size; if after frames are set 14. Inside, 
4 to 5 sets a day for plain work; hardwood, 3 sets. 

Section 2 
MATERIAL. 

GIRDERS:—It is not necessary to say anything about girders, for 
they can not w r ell be missed unless through carelessness. By reference 
to the chapter on “Standard Sizes” it will be seen that all dimension 
lumber must be ordered of even lengths; although a girder or joist is 
billed at 11 ft 12 have to be paid for, so that there is no economy in 
putting dow 7 n odd sizes. But it sometimes happens that 2 odd sizes 
are required of such lengths as may be taken out of an even size, and 
thus 2 If are saved. An 18 ft, for example, will make 11 and 7. 
JOISTS:—It is of some importance to w r atch the spacing of joists and 
the ordering of lengths of flooring, etc to suit. Many architects space 
to a partition, put in the double joists and then space from them. If 
this is repeated several times there is apt to be a good deal of trouble 
with lengths of sheeting, flooring, ceiling, lath, etc, for the joists might 
be so placed as to waste the even lengths of lumber clear across the 
room. It is best to space from one end of a building and stick to the 
regular spacing unless for some special reason. Allow extra joists 
for doubling where they are required on this basis. The double joist 
may come so near the regular spacing that a little variation will not be 
of much consequence. 



82 


To get the number of joists required count them and add 1 extra 
for main rooms and doubles wherever necessary. A carpenter does not 
often use an architect’s scale for taking off quantities although it is the 
best article for the purpose. If the joists are set 1 to the ft, and the plan 
drawn to £ or by laying on the scale the number can be seen at once 
without any mental calculation. If centers are 14" or 16" a slip of 
paper can be laid off from the scale and moved from room to room ad¬ 
ding the extra joist. 

Still for 16" centers a carpenter’s rule is as good as a scale, for the even 
figures multiplied by 3, and 1 added, give the number. Suppose a 
room is 32' long at | scale; the rule would show 8, which multiplied 
by 3 gives 24, and 1 at wall, 25. A trifle over the even figure means 
an extra joist, for at 16" centers 20" needs 2 just as much as 32. As 
there are 3 to the inch the exact number can easily be seen although 
the even figure is not on the line. Each room divided in such shape 
that the floor stops, as at a brick wall, requires an extra joist. An 
extra ceiling joist is often needed where there is a partition—sometimes 
2 are insisted on; but there are architects who are satisfied with a strip 
to hold the end of the lath. 

STUDS:—For walls and partitions allow 1 stud to the ft for 16" cen¬ 
ters. This seems too much; but after allowing plates in addition I 
have sometimes run short. A 2x4 can be used for a score of purposes 
apart altogether from partitions and walls; but if doors, windows, 
arches, etc are all properly doubled and corners made solid so that lath 
can not pass through, and if proper base-blocks are nailed in, the al¬ 
lowance is not too much unless on very plain work. Of course a stable 
or shed does not require such doubling. The nature of the building 
must be considered. When ex-metal lath is used doubling is not nec¬ 
essary as it bends to the shape of the corner and when plastered be¬ 
comes as hard as a rock, but base-block are still needed. 

Much depends upon the times: one can miss a few pieces when prices 
are high, but not when they are cut to the bone. I remember accident¬ 
ally leaving out a whole floor of partitions in a block of 3 flats—one 
of No. 6. Had the stuff gone in, another contractor would have got 
what proved to be a nice little prize of more than $2,000, for the differ¬ 
ence in the bids was only $60. This experience is introduced not to 
encourage such omissions on the chance of getting rich, but rather to 
emphasize the fact that several buildings or floors on the same plan are 
dangerous. One floor is estimated and the intention is to mult by the 
number, but we switch off and forget. 

CREOSOTING:—From $15 to $20 per m. 

BRIDGING:—Joists are almost always bridged, and studs are occasion¬ 
ally. If bridging is taken separately a close enough price may be found 
in Part 1. The lengths may be found there also. As a rough and 
ready way out of this small item which, however, can not be overlooked, 
I allow 3 ft to every If, and seldom find much left. Windows have to be 
braced, ladders made, and other matters attended to. 

RAFTERS:—On a plain roof it is simply a matter of counting them the 
same as joists and adding 1 extra. There is more trouble on a roof like 


83 


No. 11 with angles, hips, valleys, and dormers. It is of some import¬ 
ance to get the right lengths of hips and valleys. They are better billed 

3 ft too long than 6" too short, for the strength of a roof depends upon 
them. Refore setting down the lengths it is safer to lay the plan of the 
rafter on a piece of paper if not sure of the ground. If there is a plan 
of the roof it is only necessary to square up from the line of the hip or 
valley, set off the same liight as the common rafter at any point desired, 
whether at the ridge or below it, if the hip or valley does not extend 
clear through, and then measure the distance between the 2 points. To 
use 3 common figures, well known to carpenters who square houses by 
them, if the line of the h. or v. on the plan measures 8, and the hight 
or rise is 6, then the h. or v. is 10 ft long. This is the secret of taking 
off the lengths of lumber for any roof: Get the distance in from the 
wall-plate and the rise from the level, and measure the length between 
the 2 points. The same rule holds for jacks and cripples. A liberal 
allowance must be made for complicated roofs. For every 12" of com¬ 
mon rafters on the plan a hip or valley at an angle of 45° has 17". 

A good method of testing the length of any rafter is to get the run and 
the rise, and extract the square root,—and this is about the only use I 
have ever found for that arithmetical triumph which in school-days 
caused us more trouble than all it is worth, for it is only in case of doubt 
that I think of using it. Lumber bills in thousands, and roofs by the 
acre, have been finished by those who never heard of such a thing, who 
do not know that the useful 8, 6, 10; and 12, 12, 17, are hinged on the 
same principle. 

The pitch of a roof is taken from the level of the walls to the ridge. 
A common way of building roofs is to use a standard pitch. A \ pitch 
is \ of the span over the walls; ^ is ^ of span, and so on. Thus a 24-ft 
span would on \ pitch give a rise of 6 ft. 1 ran across one rule in a book 
which seems good enough to copy: "To get the length of rafter for 4 
pitch, mult span by , 7 2 ; $ by §; f by g; 4 by/ Q ; f by The 

4 pitch rule would be 2" short on a 24-ft span; but in all cases the pro¬ 
jections of rafters for cornice has to be allowed extra, and that would 
take care of this shortage. 

Ties, wall-plates, ridges, lookouts, molded rafters, and other subor¬ 
dinate parts of a roof have to be attended to. It is not hard to over¬ 
look them. 

Nothing need be said about the lumber on roof trusses, for it is easy 
to take off. Rods and bolts are as easily seen as lumber. 

SHEETING:—Get exact surface to be covered after deducting open¬ 
ings and allow j more for floors, 4 for side walls, 4 to 4 for roofs. 
Sheeting like 2x4’s covers a multitude of holes and corners. 

Sheeting and shiplap are sometimes nailed on an angle on side walls 
and floors: add 5% to previous figures for the waste, as each board has 
to be cut at both ends. Sheeting is sometimes left 2" open on cheap 
roofs, and a deduction should be made accordingly. On plain roofs 
the quantity may not be more than for floors. 

SHIPLAP:—Get exact surface and allow 4 for floors, ^ for walls, 4 
for roofs. Some roofs need more. See under "Floors” an illustration 


84 




of how to get quantities. On purlins, and joists in mill construction, 
lengths must be watched owing to wide spacing. A roof with only a 40' 
slope might require 46' of lumber, or a waste of nearly 2' on the end of 
each board. 

CORNICE:—With the detail that ought to accompany the main plans, 
but usually does not, there should not be any trouble taking off the cor¬ 
nice lumber. If it is white pine be sure to get the price before estimat¬ 
ing. The cornice for a common frame building generally has a sectional 
area of about 3 ft; some are less. Allowance must be made for miters 
at all corners. On cheap buildings the frieze is only £ thick; on good 
buildings it is 1|, the same as the corner-bds. Base, corner-bds, bands 
and such trimmings are easily seen. 

SHINGLES:—I recently estimated dimension shgs for 61.6 sqs of surface 
without a break, or even a chimney. At 4^ exposure the actual number 
used was 53,500, or 868 per sq. This w ill serve as a basis. On another 
plain building with the same exposure, 860 were used. On some roofs, 
gables, and walls, 900 are necessary. 

At 4" allow 990; at 4^, 880; at 5, 792, for the plainest surfaces. 

At 4" allow 1012; at 4^, 900; at 5, 810, for cut-up roofs. 

If 6 to 2" shingles are used about 3% more than 5 to 2 are required. 
The 6 to 2" are not only thinner but narrower, and the w'aste is greater. 

We have many authorities on shingles. I have more than half a 
dozen at hand, and except one they are all the same with quantities. 
‘'To 5" exposure, 720; 44, 800; 4, 900.” They have been copying one 
another. Now r it is far better to copy what is right than to be original 
with what is wrong, but the quantities they give will not hold out. 
They make no allowance for narrow shingles, and the saw can not cut 
without w'aste here any more than with other lumber—the bunch which 
should measure 20" is now r only 19i and 19; and sometimes a shingle 
is lost or broken. The figures are mathematically correct, for at 4^ 
exposure a shingle covers 18 sq inches, 8 to the sq ft, 800 to the square. 
But what about cutting for an angle? What about the width of the 
saw-cut on each piece? What about the double course at the eave? 
With varying widths and qualities the exact quantity may not always 
be struck, but the mathematical process will not do. 

GUTTERS:—The plain finish lumber is easily seen in section, and the 
bottom is usually of sheeting. The millman attends to brackets and 
moldings. 

SIDING:—Deduct all openings and add £ to the surface in sq ft for 6" 
siding at 44 to 4f to the weather. If all boards were kept at 4£ and 
there were many gables with the usual waste this quantity w r ould* be a 
trifle short. For 4" siding allow ^ more than surface after deducting 
openings. 

By following the method explained under “Floors” we can arrive 
at the quantity for any exposure. Take for illustration a* space 100' 
long and 9' 9" high. For 6" siding at 44 w f e have 26 bds in hight and 
each bd is 100' long. This is 2,600 If, or 1,300 bm, no w^aste being 
allowed for cutting on end. The space lost is exactly £ of the space 
exposed; but gains are made at corner-bds, casing around openings, 


85 


etc sufficient to make up for cutting, although the quantity is a trifle 
close. Of course the exposure is sometimes stretched l". Take for 
narrow siding the same length with 9' 7", to allow for even spacing 
at 2$. Forty bds are required 100' long, but each bd is only £ of a ft 
wide and the quantity is 1,334' bm, or the actual surface mult by 1.39, 
or a little less than \\ At 2f exposure we have to use 1.46; at 2f, 1.53; 
at 2\, 1.6. 

For drop siding allow as for flooring of same width, or proceed as 
explained. 

PAPER:—See Index for wt of tar paper, etc. I always remember 
one rule that is safe, and close enough for average paper:—Allow 1^ 
lbs to the sq yd. But this is too much for some papers. 

FURRING:—Allow 1 to the ft when spaced at 16. Less may do, but 
a fire-stop is now obligatory in most cities, and there is sometimes a 
good deal of waste by breakage. Where 2x2’s are used the chance of 
breakage is reduced, and 1 to 14" is enough for ordinary work. As 
with joists an extra piece is required for each room, for only on cheap 
houses is lath run through. The figures given in Part 1 are safe if 
taken by the sq. 

GROUNDS:—It is easy enough to find the number of ft for doors, win¬ 
dows, wainscoting, etc. Grounds are so easily broken and there is so 
much waste that 7 to 10% extra should be added. It is well to remem¬ 
ber that for wood lath they should be of $ stuff; for brick or fire-proofing 
only |; and in both cases they must be surfaced 1 side. The thinner 
the ground the better will the plasterer like it. 

FLOORS:—On the floor of No. 7, 3" thick, I was a little curious to know 
how much an old contractor, for whom I had worked 4 years, had 
allowed, and I asked him,—“190,000 ft.” My figure was 189,000. 
Owing to lengths of plank which did not suit the spacing of joists, the 
quantity required was 190.000, 

It is a fairly easy matter to get at a plank floor. Unmatched lumber 
measures about less than the standard size; therefore, if the plank 
is 6" it is clear that ^ of it is lost, no matter what thickness; and this 
without making any allowance for waste the long way, owing to spacing 
of joists, bad ends, etc. An allowance of i extra covers 6" stuff. 

There is an excellent way to check plank, flooring, ceiling and material 
of this kind if the exact width is known. Take for illustration a floor 
100x200, and suppose that joists are spaced to obviate any loss on end. 
There are 219 planks required if 5^ is the exact width. Each plank 
is 200' long. This makes 43,800 If at 2" thick, and as each ft in length 
makes a ft in bm, this is the quantity, nothing being allowed for waste 
on end. No extra measure has to be allowed as the waste in width is 
made up by the number of planks, for at exactly 6", only 200 are re¬ 
quired. At £ extra, 44,500 is the amount. A 12" plank measures 
about 1H, so that in proportion there is less waste than on 2 at 6, but 
the sidewalk, floor, or wall, is not so good. 

On a large surface with a thick floor less in width means a larger 
lumber bill. It would be more than 4,000' in No. 7. Thus we can not 
in all cases expect to get exact results. But one point should be re- 


86 


membered here. Take the exact surf of a room,—say, 30x56, or 1,680 
sq ft. Let flooring be 3" at the mill, finishing 2\ face. An allowance 
of 1 seems to be enough, for the f used in sawing and milling is only \ 
of the 3" rough lumber. But £ is required, even with no waste on end, 
because the f wasted is $ of the finished surface of 2\, and there is that 
much loss. The quantity is 2,240 without loss on end. 

For 235 sq of square-edged maple 29,000' of flooring were used. This 
is a trifle more than ^ extra. As the boards were exactly 3£, there 
was only ) of loss, but the end tutting and other waste makes up the 
difference. 

So much for plank and square-edged material; what follows is for d 
and m stuff. 

On No. 3 there were 262 sq of 4 flooring. The amount used was 
31,616', or \ more. But there was a gain of 8" at each cross partition, 
and this counts in such a building, for in this case the area includes 
them. If there is any prospect of waste through bad spacing of joists, 
etc, a fair allowance is between \ and or ^. When there is a good 
under floor the waste is not so great, as the floor is sometimes nailed 
down regardless of the joist bearing, and this saves material. 

On No. 2, where there was no gain on partitions and some waste on 
end, as there was no under floor, the amount for 3 floors,—157.2 sq— 
was 20,850 ft, or a little more than ^. 

For 6" floor’g, £ extra; 2\, fully If, There is always a floor 
below narrow stuff, and if it is of good quality the waste need not be 
much in excess of the milling allowance. 

CEILING AND WAINSCOTING:—Make same allowance as for floor¬ 
ing. Take off plain lumber in the usual way, always remembering 
that 2" more than 12', 14', 16', and even figures means a board 2' longer. 

Some attention must be paid to the length of ceiling as it may cut 
to a good deal of waste. Occasionally one finds an architect who has 
never heard of standard sizes, and for the sake of 2" in flight he wastes 
2 ft of lumber. 

MOLDINGS, etc, go in millwork. 

PORCHES:—The framing lumber, sheeting, shingles, flooring, ceiling, 
and plain finishing boards are taken off as on other parts of a building. 
FINISH LUMBER:—Shelving for storerooms, pantries, etc; steps 
and risers for stairs; door-jambs, jamb-linings, etc, if not included in 
millwork can be easily taken off. Millmen seldom take off plain lumber. 

CHAPTER X 
MILLWORK AND GLASS 

The following prices do not include putting work in place. Any one 
engaged in building may have for the asking a “Complete Pocket Cat¬ 
alog” of millwork with about 200 pages of descriptive matter. It is 
not necessary to reprint it here. All that will be attempted is to give 
a price on a few selected sizes, so that in case the millbook is not at hand 
a fair idea may be obtained of any size in proportion to that listed. 
Of course prices change from year to year, and at different seasons of 
the year; but stock stuff remains close enough for our purpose, and a 
reasonable margin should be allowed on odd work as no two mills figure 


87 


it at the same price any more than two contractors. The present dis¬ 
counts from the mill book are: 

Doors, 60% off list; open sash, 60; glazed sash, 70 and 5; yp mold¬ 
ings, 60; wp and cypress, 50. May, ’04. 

Freight has to be watched on country work. Glass is 'included in 
lists, as it is usually supplied by the mills. 

SASH:—(See “Moldings” for price of stiles and rails.) 

12 Lights: —Check-rail, 8x12, glazed single strength, $1.20 per window 
9x16, $1.75; 10x20, $2.40; 12x20, $2.70. 

8 Lights:— 9x12, $1; 10x18, $1.65; 12x20, $2; 14x24, $2.85; ss. 

4 Lights:— 10x30, $1.35; 12x40, $2.10; 14x32, $1.80 ss, $2.50 double 
strength; 14x48, ss $3.30; ds, $4.20; 15x48, ds, $4.50. 

2 Lights: —16x32, ss, $1.20; ds, $1.60; 20x40, ss, $1.90; ds, $2.40; 
24x48, ss, $3.30; ds, $4.10; 28x40, ss, $2.30; ds, $3; 30x50, ds, $4.65. 

The foregoing prices are for If thick; for If on the last and largest 
size given, add 50c; and from that down to 25c on the smaller sizes. 
Add 20c per window for oil finish. Glass is marked AA, A, and B; AA 
is selected from A and is seldom used. A is common and good enough 
for most purposes. B is often used in place of A. 

A 30-light window, 10xl4xlf, ss, is worth for sash, $5.25; for frame, 
$3.50. When frames are bought it is necessary to see whether they 
are in the knockdown or nailed together. 

For sash veneered with oak allow 50% more than the prices given 
after deducting glass which is the same in both kinds. There is a list 
with nearly 100 sash extras in the mill book. 

Storm-sash If thick cost the same as If windows. 

For those who want a close approx figure the following sq ft prices 
will be useful. Take the inside size of window-frame, or glass size in¬ 
cluding sash. Sash If, primed, not for oil finish. For 12-light win¬ 
dows, ss, allow 12c per sq foot. 

For 8-lt, ss, 11 to 12c. 

For 4-lt, ss, 12 to 14c; ds, 16 to 18c. 

For 2-lt, ss, 13 to 15c; ds, 18 to 19c. 

These prices are taken at present discounts, but lc a ft on a window 
of fair size amounts to only 21c, so that a little may be added by those 
w T ho rely upon this sq ft base. Of course the list figure is cut on a large 
order. On the 30-lt window already given, for example, the cost of If 
sash was only 15c per sq ft. On several large orders in 1902 of 50- and 
60-lt windows, 10x14x2, ss, including box frame complete, but no finish, 
the cost was 22c per sq ft,—but a margin is desirable as conditions are 
not always the same. 

WEIGHT OF SPECIAL SASH:—It is unnecessary to set down here 
the weight of standard sash, as the mill books have complete lists; but 
it is sometimes difficult to ascertain the weight of odd sizes, and the fol¬ 
lowing figures will serve as a guide: 

From a general average taken over the mill lists of If w r p stock, I find 
that a fair allowance for the wt of wood is 1 lb to the sq ft of glass. 
Sometimes the small sizes are a trifle more, the large ones a trifle less,— 
say 1-10 of a lb either w'ay,—but the variations in the wood or glass 


88 


make 1 lb a safe allowance. If If sash are used allow extra in the pro¬ 
portion of 11 to 14; if hardwood inside, allow w’t as compared with wp. 

I 1 he glass varies a good deal; the average of the mill lists is If lb for 
ss, and If for ds to the sq ft; but on some sizes ss runs from 1 to 1.6 lb, 
and ds as* high as 2 lbs. The proper method is to weigh all sash, but 
sometimes this is not done. Averages for the foregoing figures were 
taken over 1,500 sq ft of glass. 

The following w’ts were obtained from a large number of sash put 
in place, the small sizes on No. 7; the large on No. 1: 


ss, 150 lb 


ds 48 lb 


50-lt 

“ 10x14x2", 

“ 134 “ 

2-lt 

“ 24x60xlf “ 

52 

40-11 

“ 10x14x2" 

“ 106 “ 

2-lt 

“ 28x60x1f “ 

64 

30-11 

“ 10x14x2" 

“ 76 “ 

2-lt 

“ 30x60xlf “ 

76 

2-lt 

“ 28x40xlf" 

ds 40 “ 

2-lt 

“ 40x60x1f “ 

80 


weight. 


DOORS 


CUPBOARD DOORS:—16 to 20c per sq ft in yp; in oak, f more. 
OG 4-PANEL DOORS:—A quality: B doors are about 10% less. 
For oil finish add 50c. The mill book has a list of 40 ‘ ‘extras” in doors. 

OG, 4-pan, If, 17 to 18c; 20c for the largest sizes. 

OG, If, 26 to 28; largest sizes, 30 to 35c. 

OG, 5-pan, If, 16 to 18; largest sizes, 20 to 22c. 

OG, 5-pan, If, 26 to 27; largest sizes, 30 to 35c. 

Raised-molded doors, 4-pan, If, 1 side, 35c; 2 sides, 40c. There are 
a hundred varieties of these common doors, and also of front doors 
which run from 50c to SI per sq ft, depending upon style. For front 
doors the glass has to be added extra. It may be made to any style 
or price. 

Oak and ash doors for inside run from 38c to 40c per sq ft from If to 
2" thick. For each in thickness over 2" add 2c per sq ft. If more 
than 5-pan, add 15c for each pan extra. Unselected birch doors from 
30 to 35c; if only If" thick, 25c. Unselected birch, $40 and even less; 
selected $50 to $60 per M. 

Plain store fronts, 20c per sq ft taken over entire surface but no glass 
included. They should properly be priced in detail. Stock store doors 
alone are worth from 30 to 40c per sq ft unglazed. 

Heavy square doors for such buildings as No. 7 are worth from 23 to 
25c per sq ft. Each half is 6' 4"xl8'. At this price they are lined on 
one side on a framework of 3" material, and a large sash is put in each 
half. If circular top add 1-7 to price. Of course a single door would 
cost more than a large order. 

BATTEN DOORS:—7 to 10c per sq ft, wp ceiling 1 side. 

FRAMES:—For windows about 3'x7', $3.25 to $3.50, box. On frame 
buildings, 2x4" studding, put together, $2.25; brick bldgs, $2.75. The 
price may run as high as $4, depending upon the style and size; and 
this without going into hardwood, which is 30% higher. Average 
pulleys are included. 

OUTSIDE DOOR-FRAMES are about the same price; with transom, 


89 


$3.50. From 25 to 40c is charged for nailing frames together in the 
mill; on the building they cost about twice as much. If oak sills are 
used, add from 40 to 50c. White pine is by far the best wood for out¬ 
side frames, but it can scarcely be obtained now, and the price is high. 
INSIDE DOOR-JAMBS:—Studs 2x4, door 3x7, white pine, 70c; 
cypress, 80c; yp, 60c; oak and ash, $1; add from 30 to 50c for transom. 
These prices 3re for f jambs. For If, add 15%. For 6", add 25%. 
Add door- and window-stops to figures as they are not included. 

OAK THRESHOLDS, 6c each up to 3 ft. 

JAMB-LININGS:—Take door-jambs as a basis, as labor and lumber 
are about the same for f material. 

BLINDS:—Outside, rolling-slat, If, 9 to 10c per sq ft. Inside:— 
(Pine) 2' wide, 45c; 3', 3-fold, 55c; 3', 4-fold, 70c; from 3 to 4', 4-fold, 
75c; 3 to 4', 6-fold, $1. The sizes on inside blinds are for hight and not 
by the sq ft. For hardwood:—30% extra for oak, ash, birch and ma¬ 
ple; 50% for cherry and walnut. 

VENETIAN BLINDS:—12 to 15c per sq ft. 

BLOCKS:—The varieties of base- and corner-blocks are so many that 
a price can not be given. In yp 3 to 5c buys a fair corner-block; in 
hardwood, 6 to 7c, but the cost may be 5 times as much according to 
the pattern. Base-blocks, yp, 4 to 5c; and 6 to 8c for hardwood of 
common pattern. 

Round corner-beads for plaster, 10 to 15c each in pine; 25 to 30c in 
common hardwood. 

MOLDINGS:—The mill book has about 400 different styles—and each 
of these may be run in 20 different kinds of wood. However, we can 
give a few hints for an emergency:— 

For all door- and window-casing allow in yp fc per inch of finished 
width; in birch, fc; in oak or ash, lc. This is on the basis of lumber 
f thick. If casings are thicker, reduce to bm and estimate as before. 
In large quantities fc is enough for yp and cypress, and f for oak. 
BASE:—The same prices will cover base—but this is a good place to 
remind all interested that these prices may be justly doubled and quad¬ 
rupled if stock patterns are not used. If each room in a house has its 
own pattern special knives have to be made for its 50 ft just as for 5,000 
of stock. 

Unsmoothed yp casing to'6" wide is listed at 2c per If; 8" base at 3c; 
10", 3f, so that the foregoing prices are safe for smoothed work. New 
mill-run casing 5 and 6", $33 per M ft bm; 8 and 10" base, $35. 
WINDOW-STOOLS:—These are usually If thick. At that thickness 
allow in wp lc per inch of finished width; in w oak, If; fx3" pine, 2c 
per If. 

WINDOW-STILES AND RAILS:—If wp, 4c per If; If, 5c. Check- 
rail is less, bottom more, but average holds. 

STOPS:—Door- and window-stops run from f to lfc, depending on 
width which is from f to 2f. 

NOSINGS FOR STEPS:—From 2 to 4c in pine. 
WINDOW-SCREENS:—8c per sq ft; door, 8 to 12c. 

BATTENS:— fx3 flat, 40c per 100 If; og, 2", 55c; 2f, 65c, 


90. 

With the exception of a few of deep cut all moldings may be estimated 
at the prices given for casings and base. 

PANELING:— For yp, 20c per sq ft; birch, 30c; oak, 30c for plain 
red to 40c for qs white. However, the size of the panels and the style 
of the molding have to be considered. Unselected birch is 10% cheaper 
than oak; cherry and walnut are 50% more expensive than plain oak. 
Paneled door-jambs may be put in at the same rate if there are several 
sets. 

Add cap, base, shoe, bands, etc, for wainscoting. 

For yp office partitions 7’0" to 7'-6" high with chipped- or maze-glass 
panels above allow per If S3 to S3.50; in plain oak, S4 to $5. 

Plain matched and b red-oak wainscoting is worth $60 per 1,000 ft 
bm; machine-sandpapered, $5 extra. For plain-oak finish allow $90 
per 1,000 machine-run and cleaned. The paneled-oak wainscoting in 
No. 3 was put in at a trifle less than 50c per sq ft. It was 8' high. 
STAIRS:—Box, average width, pine, housed, per step, $1.40; plain 
oak, $2.10. Open stair, pine, per step, $1.60; oak, $2.20; oak with 
paneled string, $2.85. Add rail in yp, 15c; oak, 25c. Each crook in 
rail, $3.50. Paneling at regular price for square work, and 20% more 
for work on rake. Winders in pine, 40c extra; in oak, 60c. For large, 
circle starting-step, $5. Newels and balusters to be added. 

These prices are for plain stairs; others have to be figured in detail. 
Cellar and plank stairs may be estimated by taking off the plain lumber 
and allowing labor at $30 per 1,000 in addition. 

NEWELS AND BALUSTERS:—Allow on If yp balusters, from 10 to 
12c; oak, 12 to 14c. This is for stock and plain turning; spiral work 
costs about twice as much. Stock newels run from $5 to $10; oak is 
about 10% more than pine. 

HAND-RAILS:—In yp 12c for 2^x4; in oak, 20c. The price of cir¬ 
cular stairs may be put at 3 times that of plain ones; and there are stairs 
which easily cost 10 times more than what would be accepted as a 
reasonable standard. It all depends upon the detail. 

GRILLES:—These run in yp from 75c to $2 per sq ft. For special 
patterns and work $5 may be required. As there is little material 
required the difference between pine and hardwood is not so great as in 
other mill products. Allow 10% more for oak. 

PORCH POSTS:—The lengths run from 9 to 10' with a slight difference 
in price for extra lumber: 4x4, 90c to $1.25; 5x5, $1.25 to $1.75; 6x6, 
$1.50 to $2.75. A fluted post, 75c extra. A colonial post, 10" diam, 
$5 to $6.50; fluted, $1 extra. 

PORCH NEWELS:—60c to $1 ea<;h. 

PORCH BALUSTERS:—Allows from 6 to 10c apiece for ordinary turned 
stock. 

SPINDLES:—In stock patterns, from 3 to 4c each. 

PORCH RAILS:—From 4 to 10c per If in stock. 

BRACKETS:—In stock, 10"xl2", 12 to 20c each at 1£ thick; 2$, 50c; 
3-b $1.50. 

CRESTING, all kinds of fretwork, gable ornaments, gutter-ends, fmials, 


91 


etc are neither worth pricing nor putting on a building even if furnished 
for nothing. The heat and rain wreck them in a few years at longest. 
PLAIN COUNTERS:—Take oh all material and estimate labor in de¬ 
tail. Ceiling, shelving, etc come under ordinary rules. For all circular 
millwork in general allow 3 times the price of straight. Money drawers, 
$1.50 each. Common drawers, average size, $1. 

ODDS AND ENDS:—In general, millmen are like other tradesmen 
when estimating on special work—they take off each item separately. 
It is a slow process to take off each piece of lumber, but it often has 
to be done as it is the only sure way with special work. The labor is a 
matter of judgment. 

SQUARE PICKETS are worth 2^c each; flat, a trifle less. 

CASE*? of l material from 12 to 16" deep with doors, 60c per sq ft of 
face surface; of f stuff with pigeonholes about 4x8", as in ticket- 
cases, etc, 25c per opening. 

SURFACING:—For timbers, $1.25 each side; boards, $1.50, and $2.50 
for 2 sides. Hardwood, 60% more. These prices are per 1000 ft bm. 
CROWNING JOISTS:—$2.50 per M for two edges. 

CUTTING BRIDGING:—$5 to $6 per M bm. 

OAK-FLOORING:—Red, $55; white, $60; quarter-sawed, white, $80. 
Quartered red, $75;—all f; £ qs white, $55. 

MAPLE, £, $30 to $40; f, $32. 

PARQUET FLOORS AND BORDERS:—There are many patterns, 
and the prices differ. In my apprenticeship I worked so long among 
these floors that the look of them wearied me. They are made up of 
small pieces in an endless array. Then the only thickness was £; but 
now a popular thickness is 5-16. This thin floor can be laid without 
cutting doors in old houses, and this accounts in part for its popularity. 
Parquet borders are often used and rugs placed in the center of the room. 
It seems a better way of finishing a house than carpeting all over, 
but tastes differ. 

All oak is white, quartered, in the following lists: Price per If for 
strip borders, 5-16. 

Oak.Under 

Cherry. 

Mahogany.1J, 

Walnut.H, 

Oak and Mahogany.H, 3 

Oak.and Walnut.4, 

Oak, Walnut and Cherry. 6, 

Strip borders are not listed wider than 8", although they may be made 
of any width or of any combination of woods. 

Parquet borders, 5-16, per If,—not sq ft. 

In oak alone, 5" wide, 10c; with 2 or 3 other woods, 12 to 15c. 

At a width of 8", oak only, 15c; with other woods, 15 to 25c. 

At 12" wide, 2 to 4 woods, 20 to 30c. 

At 16 to 18", 25 to 38c, but some woods of same width, 40 to 50c. 
Some woods at 20" may be had as low as 30c and as high as $1. 

At 24 to 30, 75c to $1.25. 


Undei 

. 2 " 

, 1 

c 



1. 

2c; 

2, 

1. 

8c 

li, 

2. 

4c; 

2, 

4. 

,2c 


1. 

2c; 

2, 

1. 

,8c 


3 

c; 

2, 

4 

,8c 

4, 

3. 

6c; 

6, 

5 

. 4c 

6, 

7. 

2c; 

8, 

10 

c 









92 


Corners for borders are about 50% more than straight material. 

Borders are made in 12' lengths; fields, 4'. 

Sizes are paid for before cutting, and this waste has to be included in 
price. 

PARQUET FIELDS:—The price of the field or “body” is given in sq 
ft. There is not so much difference between prices of fields as with 
those of borders. They are hidden by the rug and may be plainer. 
They run from 15 to 20c, but some are as high as 35c. These thin floors 
sometimes come rolled on a canvas back, carpet fashion, or grooved 
the same as the material, instead of being square-edged as above. 

One manufacturer gives an estimate of material for 100 sq ft as fol¬ 
lows: lbs \\ n finishing brads; 3^ lbs wood filler; 3 pts shellac; 4 

lb floor wax. “If filled with varnish (instead of filler) 1 qt to 100 ft.” 
For maple the filler is not required. The wt of f" fig is 1,000 lbs to 1,000 
ft; of |, 2,500. 

Oak wainscoting, 36" high above base, is also standard. It runs 
from 45 to 75c per If, and is thus much cheaper than regular J work. 

CHAPTER XI. 

GLASS 

About a dozen years ago all glass in good buildings was put in by the 
painter; now the planing-mills have monopolized most of the business. 
They usually do it cheaper, for they buy their glass by the car-load, 
and they have boys who do their work so fast that the ordinary painter 
has to stand aside and watch. But about 20,000 Its of 10x14 for No. 
7 and other buildings were put in by a local glazier at l^c each—and 
the millmen put in about as many more on the same plant. 

It is the less necessary to give prices here as they are included in mill- 
work. Only a few selected sizes are priced as a basis of estimating 
when not within reach of the lists which are furnished by the dealers. 
Here it is well to caution the estimator about the discounts. A dis¬ 
count of 50, 10 and 5, for example, does not equal 65, but only 5 7\. 
First deduct 50%, then 10% of the result, and finally 5% of the last 
figure. Thus if the list-price is $100 a discount of 50% leaves $50; 10% 
of that is $5 to be deducted leaving $45; 5% of that is $2.25 which de¬ 
ducted leaves the real price $42.75. It is not only in glass where this 
holds, but in every kind of material with more than 1 discount. A 
large Chicago house recently had to warn its customers against this 
wrong idea which seems to be prevalent. 

The glass discounts now are on common glass 90 and 5 unset; 85 set; 
on plate, 80 above 10 sq ft—75 and 10 for 10 sq ft and below. The 
quality estimated is usually A—not AA or B. (See “Sash” in Chap 
10.) For fewer than 3 Its of plate boxing is charged at 6c per sq ft. 
The price of a large order is naturally cut—for ordinary purposes the 
following prices are unset at 90% discount from list for common; and 
plate as above: 

Size S. S. D. S. Size D. S. Plate Plate 

10x14 6.5c 9.8c 24x48 $1.42 6x6 $ .07 48x 48 $10.40 

12x18 10.9 16.1 30x36 1.17 lOx 24 .48 48x144 34.60 

12x48 43.8 55.8 36x36 1.42 lOx 72 2.70 48x218 80.00 


93 


Size 

16x36 

10x60 

20x72 


40.7 


D. S. Size 
54.5 42x72 
SI.09 48x80 
1.88 60x70 


Plate 
4.88 60x 96 
1.35 72x138 
9.10 84x138 
22.20 120x218 
11.70 
30.40 


32.60 

49.60 
190.60 
454.20 


S. S. P. S. Size D. S. Plate 

5.52 8x120 
7.59 24x 24 

7.59 24x 84 

28x168 
36x 72 
36x170 

Leaded ds glass, no color: price from 30 to 60c per sq ft. 

Mitered beveled-plate: SI to S3 per sq ft according to pattern. 
Leaded beveled-plate: from $1.50 to $3 per sq ft. If for door lights 
set in metal add 35c per sq ft. 

Sand-blast: 25c. Venetian: £, 15c; 3-16, 17c. 

Wheel-cut: 75c. Cathedral: 12c. 

Chipped: single-process, 15c; dbl, 17c.Opalescent: 20c. 

Maze: £, 13c; 3-16, 18c. Ribbed for skylights: 9 to 12c. 

Enameled: clear, 15c; obscure, 17c. Wire: 20 to 23c. 

Ground: 14c. Sidewalk: 20c and up. 

SETTING:—The 10x14 Its on No. 7 were bedded and set for l^c each, 
but no material was furnished. Allow about lfc per sq ft as an aver¬ 
age for a reasonable number of Its. Allow 1-25 lb of putty per If around 
edge of glass. The 20,060 Its of No. 7 took 2,800 lbs. With 80,000 If, 
this is 1-28 lb. A smaller lot—only 345 If—took 1-23 lb. Amount 
varies with depth of rabbet, bedding, etc. Thus on 1,900 Its 10x14, 
565 lbs were used, or nearly twice as much. The putty might not be 
properly pressed; the rabbet was a trifle deeper. Large Its require 
more glaziers’ points than small—allow 1 to every 6 to 9 in. 

Plate glass costs about 10% of price for setting. Skylt glass, 8c per 
sq ft. Floor and sidewalk, 5c per sq ft. 

W EIGHT:—Common glass, ss, 1.25 lbs to sq ft; ds, 1.6; plate, 3^ lbs, 
but weight of all glass varies. Some Its of plate on No. 9 were only 
half as heavy as others. To get wt of plate-glass box mult sq ft of sur¬ 
face by 10 and the result is in pounds. The complete work, including 
steel framework of skylt in place on No. 7, weighs 8 lbs. 

The following weights are listed for roof glass—the thickness is given 
in fractions of an inch, and the wt in lbs: 2; t 3 G , 24; 34; f, 5; 7; 

f, 84; f, 10; 1 in, 12. 

CHAPTER XII 

STRUCTURAL STEEL AND IRON 


MEASUREMENT:—The rule for estimating this work is very simple: 
It is, “Get the exact weight and mult by the exact price.” The trouble 
is in getting both. 

CAST IRON:-—If the pattern is made an approx figure may be had by 
mult the vet of new white pine by 13; of old wood by 14: the quotient 
will be in lbs. Or another and better way is to varnish the pattern, 
put in a tank of water, get the displacement in ci and mult by .26 for 
the wt in lbs. Unfortunately architects have not yet been educated 
to the point of furnishing patterns with their specifications, and we 
have to follow the old rules of measurement which are not so sure as 
the dipping process. The bases and capitals of cast-iron columns, 


94 


lugs, straps, horns, bands, swells, and all odd work have to be 
measured or guessed as carefully as possible. When we have only a 
few columns a slight error does not count so much, but with 100 it is 
different. 

And this brings us to an important point that has to be considered: 
Are there 100 cols or only 2? If they are not of stock patterns it means 
a good deal of difference in the price. In the first case the cost of the 
special pattern is divided among 100; in the last, between 2. Here, 
as elsewhere, it pays to use stock patterns. (See Chap 21 on Standard 
Sizes.) Stock shafts are carried in foundries, and if possible special 
caps and bases made to suit design. 

The only way for an estimator to get the value of a pattern is to take 
off the lumber—wp at $80 per M in our day—and then judge the amount 
of labor that is necessary to make it. Where there are many castings 
this is hardly necessary as the cost is divided. 

The wt of cast iron is usually put at 450 lbs to the cf, or a trifle more 
than .26 per cu in. This is \ lb added to 1-100 lb, for those who are so 
lazy as not to understand decimals. At a distance from tables the 
rule is easily remembered: Get the ci and mult by .26 lb. A plate 
44x68xf" weighs 583.44 lbs. By using .26 the loss is only a little more 
than f lbs to 450, and this is close enough for estimating. 

A column 12' long, 10" in diam outside, with 1" metal, weighs 1,059 
lbs without any base or cap. As the metal is 1" thick the inside size 
is 8"; find the ci in a col of 10" diam and in one of 8"; subtract the diff 
and mult by . 26. An easily remembered rule for all circles is that they 
are to each other as the square of their diam. Thus 2 cisterns 8 and 9 
ft diam hold water in the proportion of 64 and 81; a pipe 4 ft diam 
has 4 times as much sectional area as one 2 ft . To get the area of a 
circle mult the square of the diam by .7854. The square of a 10" col 
is 100, which mult by .7854=78.54; mult by 144"—the length—gives 
11,309.76 cub in. The sq of the diam of 8 is 64. Mult by .7854= 
50.2656, which mult by 144 gives 7238.246 ci, a difference of 4071.51 
ci, which mult by .26 equals 1,059 lbs. 

The foregoing illustration will serve for odd work: the following 
table will save the trouble of figuring regular sizes. Cap and base are 
not included. Outside diam and thickness of metal are given in inches: 
weight per ft in lbs: 



Thick¬ 



^Thick¬ 




Thick¬ 


Diam 

ness 

Weight 

Diam 

ness 

Wei 

ght Diam 

ness 

Weight 

6 

i 

26.95 

8 

4 

82 

.71 

11 

1 

98.03 

6 

1 

38.59 

9 

f 

60 

.65 

11 

4 

119.46 

6 

i 

43.96 

9 

1 

78 

.40 

11 

H 

139.68 

6 

1 

49.01 

9 

4 

94 

.94 

11 

If 

158.68 

6 

4 

53.76 

9 

4 

110 

.26 

11 

2 

176.44 

7 

f 

45.96 

9 

if 

124 

.36 

12 

1 

107.51 

7 

l 

58.90 

10 

l 

88 

.23 

12 

If 

131.41 

7 

4 

64.77 

10 

H 

107 

.23 

12 

4 

154.10 

8 

f 

53.29 

10 

4 

124 

.99 

12 

if 

175.53 

8 

l 

68.64 

10 

H 

141 

.65 

12 

2 

195.75 


95 


A slight knowledge of elementary geometry enables an estimator to 
get the surface of angles, etc; and failing the scientific method, there 
is usually another. 

WROUGHT IR.ON:—The wt of all structural iron and steel is marked 
on plans, so that there is no difficulty in getting the total. The wt of 
cast-iron separators, bolts, rosettes, etc, has to be allowed extra for I 
beams. Some separators have 2 bolts; others only 1. Beams under 5" 
have separators § thick; 6 to 15, 20 to 24, $. Wt is, of course, regu¬ 

lated by depth and spread of beams. Get cu in. and mult by .26 lb 
if tables are not convenient. 

The weight of wrought iron is 480 lbs to cf, or practically .28; while 
steel is 490 lbs. Jones & Laughlin give .263 for cast iron; .281 for wrt; 
.283 for cast steel. 

Wrought iron and steel do not have to be reduced to ci so often as 
cast iron, because tables of sheet, flat, round, square, and all shapes are 
ready at hand. Some find it convenient to remember that a bar of iron 
1" square, 3' long weighs 10 lbs. The wt of wrt iron mult by 1.082 gives 
brass; 1.444 copper; 1.47 lead. 

It is a hard matter for a building contractor to remember that the 
wt of steel rails is given by the yard,—not the foot,—and that the gross 
ton of 2,240 lbs is used instead of the short ton of 2,000. 

LABOR SETTING IRON AND STEEL:—The Omaha contractors 
usually allow $5 per ton of 2,000 lbs to set average work. Sometimes 
it can be set for $3.50. On plain work close to ground $2.75 has been 
found to be enough on 100 tons. It depends upon the size of the mater¬ 
ial, hight, etc. For store fronts $5 is a fair figure. The fronts of Nos. 
5 and 6 were set for about this price. On No. 2 with 70 tons the cost 
was $4.50, but the material was set all over the fire-proof building and 
clear to roof. Wages were $1.50 for common laborers who set it all. 
Hand derricks were used in both illustrations. With a steam derrick 
such work can be done for about $3.50. Both cast iron and steel are 
included in figures. 

But all of the foregoing work was set with common labor,—and the 
rules of the union do not permit any laborer to handle steel. Of course 
the average job does not require structural-iron workers, but where 
they are used, the cost runs higher, although they handle more in pro¬ 
portion to their number than laborers. The wage is now 40c per hour 
for men and 47^c for foremen. On all large steel work they are cheaper 
in the long run than laborers; but it seems that they ought to have 
their due proportion of them as other trades do. Work like that shown 
on No. 13 would cost more if set by laborers only than by tradesmen. 

A fair figure for No. 13—which shows the framework of No. 7—is $8 
per ton of 2,000 lbs to set and do field riveting. It was done for $7. 
This does not include drilling holes in the concrete to hold rag-bolts. 
Drilling 7 holes l^"x29" takes 2 laborers 1 day of 9 hours by hand, but 
the state of the concrete, soft or hard, has to be considered. Allow 10 
holes at 23" deep. Some contractors build in wood and withdraw it 
afterwards for bolts, and although this is not such an accurate method 
for centering it is so much cheaper that most prefer it. Or a bolt may 


96 


be set in pipe with room to move far enough to catch the holes. If a 
template is used there is not much danger of missing connections. 

Approximately there are 10 field rivets to the ton. A safe figure 
is 10c each. An air riveter on straight work rivets about 400 to 500 in a 
day of 8 hours. This includes moving of scaffolds. The Omaha Audi¬ 
torium, however, with 500 tons of steel, had 11,000 field rivets, or 22 
to the ton. 

Something has to be allowed for different classes of w’ork. On No. 
13 there are 36 girders 3' 6" wide x22' long. The setting of them soon 
counts in tonnage. With these were other heavy girders, in all about 
2,100 If. But with train-sheds where light sections are used and where 
there are more changes of scaffolding the $8 price would run to at least 
$10. The lightest steel on No. 13 was the truss which was 5 tons. The 
Omaha Auditorium trusses are 10 tons each. But the steel on this 
building took at least $12, as angle work of gallery, hight of trusses, 
extra riveting, etc made work more difficult. 

On No. 13 the steel was set and riveted for $6.50, but wages were 
lower than on No. 14, as laborers were used on former. Building is 
also lower. About b of total was required for riveting. The time on 
both buildings includes setting derricks, scaffolding, and unloading 
from cars. 

Before leaving the erection of steel it is better to look at the other 
view, for as with the laying of brick there is another. No. 13 cost, with 
contractor’s profit, $7; No. 14, actual, $6.50; No. 8, the largest build¬ 
ing, for about 800 tons, $7.90.; at the outside $10 should be enough. 
In “Carpentry and Building” for January, 1903, there is an article on 
the erection of structural steel on high buildings. It seems to be over¬ 
drawn, but strange things happen. The article complains of the high 
cost of building in New York as compared with other cities, and says 
that with the same number of hours per day and the same rate of wages 
steel erection costs from to 3 times as much as elsewhere. “It is 
no wonder that structui'al erection costs $15 to $18 a ton in this city 
as compared with $6.50 to $8 in other centers of building activity. A 
hand riveter who could easily average from 250 to 300 rivets a day con¬ 
tents himself in this city with 80. In other cities on straight work a 
good man finishes up 80 an hour. The pneumatic riveter—in almost 
any other city will drive 1,500 to 2,000 rivets in a day against 250 to 300 
in New York.” 

Aristotle was not only a wise Greek—he was a wise guy—and one of 
his favorite maxims was, “All extremes are wrong.” Between 80 in 
a day and 80 in an hour, or 640 in a day, there are quite a few laps. On 
the one side we have the loafer who is a pest, on the other the theorist 
who makes us yawn. An average day’s work at shingling may be found 
elsewhere in this book—there are men who do several times as much, 
but I would not allow them to lay a shingle on a house I meant to 
keep. 

1 asked a man who has passed his life among steel put up in all sorts 
of places and fashions, “Could a pneumatic riveter finish 1,500 rivets 
in a day on a building?” “No, it could not,” he answered; “and more 


97 


than that, it could not be done even on a shop floor where there is no 
climbing among scaffolding. I have one in the shop and I know what 
it can do. A good average is 500 on a building.” 

After getting local authority I was handed a report of Mr. A. B. Man¬ 
ning of the M. K. & T. R. R., to the Annual Convention of the Railway 
Superintendents of Bridges and Buildings, in which he discussed rivet¬ 
ing:—“With pneumatic riveting hammers I find that 2 men and 1 
heater can average in 10 hours 500 rivets, whereas by hand 250 rivets— 
more often less—was a good day’s work for 3 men and 1 heater. 
One day we drove 700 rivets by using an additional man to take out 
firing up bolts, etc. This was the work of one air hammer only.” He 
gives the cost of hand riveting at 3.68c per rivet, and air riveting at 
1.62c. 

On 93,480 rivets in the Chicago shipyards the machine rate ran from 
1 to 2£c, depending upon size, etc; the hand rate, from 2\ to 4^. The 
machine average was 1.5c each; hand, 3.19. 

In Cramp’s shipyard on 1,300,000 rivets the hand price for 1" was 7c; 
machine, 3c; for f by hand, 5.5c; by air, 3c. Cramp sets machine 
riveting 40% cheaper than hand; the Chicago yard, 47%. Small work 
can not be done at any thing like the same rate; and of course latitude 
counts for something: the London & Northwestern Railway, for ex¬ 
ample, reports 120 rivets per hour per riveter. 

The importance of reliable labor time is seen when we consider the 
size of such buildings as Nos. 7, 8, and 14—all 150' wide, and from 310 
to 486' long. The main building of the Rock Island plant at East 
Moline, Ill., is 276'-8"x860'. In “The Engineering News” of Feb. 11 
’04, there is a description of the plant and a summary of the amount, 
of building material. Steel is 2,400 tons; and cast iron, 150. The U. 
P. and O. S. L. plants, as far as built, have together somewhat less than 
this tonnage. It is important to know if it can be set for $7 or whether 
$12 is required as the difference amounts to $12,000. Other items in the 
R. I. total are, 22,000 bbls Portland cement; 6,000,000 brick; 5,000,000 
ft lumber; 64,000 sq ft factory ribbed glass; 4,200 sqs roofing. A labor 
difference of $1 per M in the brick makes a nice little sum. 

The Atchison, Topeka & Santa Fe locomotive shop is 154'x852'; the 
“Reading”, 204'x750'. 

For erecting large electric cranes allow $3 per ton. If they are not 
put directly in place from the cars but have to be unloaded, $1.50 extra. 
Much, however, depends upon facilities;—4 cranes of 143 tons have been 
recently set for $300. 

To lay sheet steel over large surface, 2c per sq ft; on doors, 4c. A 
common way of estimating the complete labor on tanks—round or 
square—is to allow 4c per rivet, but this is on the basis of compressed 
air. A tank 9' diam xl2 high is worth about $175; 15'‘diam xl2, 
$275.00. 

PRICE:—At present the price of steel is high: a few years from now it 
may be low. On cars, Omaha, it is $65 to $70 per ton,—but a good 
deal depends upon quantity. Cast iron is now worth 2\ to 3£c per lb. 


98 


With ci the pattern has to be considered. In 1896 the price of cast iron 
was $19; of steel, $27 FOB Omaha. 

MISCELLANEOUS:—Hyatt or Prismatic lights are worth about $1.50 
per sq ft; Luxfer prisms complete, $4 to $5 on large order. Sidewalk 
or concrete Its in frame with glass, $1.75. Coal hole covers, prismatic, 
from $5 to $10 each, 20" to 24"; solid, $1.50 to $4. With a coal hole 
cover the depth and wt are regulated by sidewalk; sometimes it may be 
only 4", and again with a heavy brick arch it may be 13. 

WICKETS:—For ticket windows, from $5.60 to $25, of 30 designs ex¬ 
amined. 

WROUGHT-IRON GRATINGS:—75c per sq ft; cast iron, 3c per lb. 
GAS-PIPE DOUBLE-RAIL:—In place, 75c per 1 ft; single, 50c. 
Posts, $2.50 to $5 each. “Spike” or “Loafers Rail,” 12 to 15c per ft. 
SMALL WRT-IRON GATES:—10c per lb. Wrt-iron fence, 4 to 6c. 
A long railing, about 4 ft high, £ square uprights, 6" centers, was re¬ 
cently set in place for $1.50 per running ft. 

WRT-IRON SHUTTERS:—Hinged, 45c. Sliding, 55c per sq ft in 
place, Omaha. Allow freight at 8 lbs per sq ft if required. 
VAULT-LININGS:—From $65 up: 620 to 830 lbs for average. 

Special prices are given on patented hangers, etc, but in general for 
all anchors, stirrups, heavy hinges, and such work, get wt and mult 
x 5c per lb. For rods, 3c. 

DUPLEX JOIST-HANGERS:—For 2x6 to 2x10, 14c each. 

2x12 to 2x16.20c 6x14 to 6x16.65c 

3 and 4x6 to 3 and 4x10.28c 8x8 to 8x12.65c 

DUPLEX WALL-HANGERS:—Are about 50% more. 

IRON LADDERS:—2"x£ sides, £ sq rungs, set for 90c to $1 per ft 
high. 

FIRE-ESCAPES:—1£ gas-pipe rail for sides, $1 per ft high set; plat¬ 
forms of ordinary width and length, $2.50 per If; 21" stairs for fire- 
escapes, $4 per ft long on rake; platforms, $4; or about $125 per story. 
A large iron stair 3' wide for fire-escape on No. 2 cost $502 for 3 stories. 
For 2'-6" fire-stairs with long platforms, outside pipe supports and rail¬ 
ings on both sides, allow $18 to $20 per ft set in place and painted, the 
price being taken on the plumb and not on the rake. 

When taking bids on No. 2 I was offered a spiral chute that had been 
installed and approved at Louisville, Ky., and is now as far north as 
Boston where school children are shot through it while you wait. If a 
thing is new we smile and are rather clever. Perhaps this may be the 
coming way of shooting the chutes. 

Of course there are many varieties of fire-escapes at different prices. 
The labor on average wrought-iron work is l£c per lb; a safe price 
for bar iron is 2c per lb FOB Omaha. 

CHAPTER XIII 

TIN, GALVANIZED IRON, COPPER, ETC. 

PRICE:—For I. C. old-style tin, $10 per sq laid; for I. X., old-style 
tin, $12; I. C. common tin, $7 to $8; I. X. com, $8.50 to $9.50. 

Flashing, gutters, downspouts, are now usually made of galv iron 
instead of tin, but in most cases the following prices will serve for both: 






99 


FLASHING:—For No. 26 galv iron 14" wide, 14c per If; 20" 20c; 
28", 25c; No. 24 same widths, 15c; 22, 27c. For counter-flashing— 
9" and 9"—25c. For wide and long flashing of No. 26, 10c per sq ft; 
for No. 24, 12c. Copper flashing in large quantities costs per sq ft about 
30c, and 35c for counterflashing; but copper often changes in price. 
No. 22 galv iron costs about 13c; 24, 8c; 26, which is the kind usually 
specified, is about 5c per sq ft. Zinc, which is occasionally used, runs 
to 10c per sq ft. 

GUTTERS:—Allow lc per inch of girt per ft for gutters hung in place. 
For lined gutters, 10 to 12c per sq ft of material used. 

DOWNSPOUTS:—For 2", 10c per ft; 3, 15c; 4, 20c; 5, 25c; 6, 30c; 
all corrugated. These prices include setting. 

FINIALS:—They may be had at $2 or $20, and even beyond. A 
plain one about 3 or 4 ft high costs $4. 

CRESTING:—From 20 to 40c per If. This includes setting. 
VENTILATORS:—4", $1; 6, $2; 9, $3; 12, $4; 16, $10; 24, $20; 54, 
$100. The price of ventilators depends upon the kind selected. 
SKYLIGHTS:—With \ glass complete, 50c per sq ft on rake, set. For 
large skylights like those on No. 7, in different styles of different makers, 
50c is a safe figure here for a small order. In the east the freight is less; 
in the west, more. The weight is 8 lbs to the sq ft; setting 8c. 

Speaking-tubes are put in for about 10c per ft, including mouth¬ 
pieces. The raw material is worth about 3c. 

The contractors’ profit is included in foregoing prices. 
MEASUREMENT:—The size of tin sheets is 14x20 and 20x28. The 
large size is commonly used. A box contains 112 sheets. The wt of 
I. C. is about 8 oz per sq ft; I. X., 10; but the sheets vary a little. A 
box of I. C. weighs 225 lbs; of I. X., 285. No allowance is made by 
manufacturers for any lap of tin, galv iron, corrugated iron or copper. 
Lap on a 26^ sheet takes 2b, leaving 24. There are many light-weight 
tins. The galv-iron sheet varies from 24 to 30" wide x 96 long. 

For a tin roof allow per sq 29 sheets of 20x28; for solder, 5 lbs; char¬ 
coal, 10c per sq; rosin, 1 lb to sq; roofing nails, 1 to H lbs to sq. This 
number of sheets allows for a lap of 1 inch at joint. For 14x20 sheets, 
62 to 63 to sq; allow about 50% more solder, etc. Tin roofing should 
be measured by the sq. As with plaster, etc, the trade rules do not 
deduct openings below a certain size, and they also provide for other ex¬ 
ceptions which might trap the unwary if work were taken on a sq ft 
basis; but here these rules are not set down nor considered. 

To the sq of galv iron allow 5 lbs of solder and other items as for tin. 
Standing-seam tin takes 3" off 20 wide, instead of only 1 for lap and 
this loses 2; but as no solder is required the cost is about the same. 

A box of I.C. old-style, costs about $8.50; 20x28, $17; of I. X., $2.50 
extra. 

LABOR:—For plain roofing allow T 4 sq in a day for 2 men. If painted 
on under side, allow 1 hour extra for 1 man per sq. Two men will put 
up 200 ft of ordinary hanging gutter in a day; and will line 150 sq ft 
of box gutter. 

Two men will lay about 400 sq ft of valleys in a day; and finish 400 


ICO 


If of ordinary flashing, or 150 sq ft of flashing and counterflashing; 
will put 200 to 400 ft of downspout in place; and 100 to 200 ft of ordinary 
ridge. But some judgment has to be used as to allowances, for one 
building might be near the ground and easily handled, while another 
might be high and broken into many angles. 

CORNICES 

PRICE:—For a general rule take the girt of a gal van-iron cornice 
and allow lc per inch per ft long. Thus if the front measured 36" fol¬ 
lowing the curve of all moldings, and the distance back to the wall was 
14" with an allowance of 6" into wall for top and bottom, the price would 
be 56c per If. This includes the straight work only. Add end-trusses, 
dentils, brackets, and all extra work. There is an endless variety of 
ornamental work which has to be priced according to detail. The 
foregoing price includes setting. No. 26 iron is standard. The price 
of several sizes is here given without setting. The plumb hight is taken, 
not the width of metal. 



Projec¬ 

Price 


Projec¬ 

Price 

Hight 

tion 

per ft 

Hight 

tion 

per ft 

26 

12 

$0.40 

24 

10 

$0.30 

24 

12 

.40 

24 

12 

.35 

26 

12 

.75 

28 

14 

.80 

28 

15 

.40 

30 

15 

1.00 

36 

15 

.85 

36 

20 

.75 

48 

24 

1.85 

32 

14 

.60 

44 

20 

1.50 

48 

24 

2.20 

40 

24 

1.35 

48 

26 

1.85 

36 

24 

1.30 

45 

24 

1.50 

60 

30 

3.25 

60 

26 

2.35 

84 

36 

3.50 





These prices include brackets, dentils, etc, but no end-trusses. Ends 
run from $2 to $7. Miters are extra, ranging from $1 to $3; a miter 
is usually put at same price as 12" of straight cornice. Pediments are 
extra, and may run from $5 to $20. Ordinary letters are extra at 25c 
to 50c each. If the girt system is taken and dentils, etc added, the 
price has to be set for each item. A dentil may cost from 15 to 30c; 
egg and dart molding, 15 to 30c per ft. A bracket according to size 
and detail, from 30c to $1; balusters 4x4x24, 85c; medallions, 50c per 
ft. Urns cost from $3 to $10. Crown and belt moldings run from 8 to 
15c without setting, but it is possible to make them cost several times 
as much. In all cornice makers’ work detail is of vital importance. 
WINDOW- AND DOOR-CAPS:—Of ordinary lengths, $2.50 to $4; 
with pediments, etc, $4 to $6. 

GABLE ORNAMENTS:—,$1 to $5. Copper eagles, 5-ft spread, $75; 
3-ft, $55; zinc eagles, 30% less. 

HIP-ROLLS:—10 to 12c per If. 

LABOR:—Setting of cornices 15c to $1 per If. 

METAL CEILINGS 

PRICE:—Taking a general average allow 8 to 12c per sq ft put in place 
but not painted, except with 1 light factory coat. There are more 


101 


expensive patterns, but 9 out of 10 ceilings can be put on within these 
prices. 

The raw material for the plates or body costs from $4 to $4.50 per 
sq laid down in Omaha. Panels run from 25 to 40c per sq more. Cen¬ 
ters are from 25 to 40c each. Coiners ,borders, and fillers run to about 
the same price as the plates, but sometimes a special corner costs twice 
as much as the average of the ceiling. Small moldings are from 2 to 6c 
per If. Tees, crosses and ells to match, 5c to 10c each. Cornices, coves, 
and friezes, from 3 to 15c per If according to size and pattern. Miters, 
5 to 20c each. 

A word of caution has to be added: Plates are priced at $4 to $4.50; 
they can be bought of stock patterns for $7. Centers instead of being 
25 to 40c each may be $5, and so on through the list. 

MEASUREMENT:—The foregoing prices include an average cornice 
around the wall, so that for this estimate the surface between the walls 
is close enough. For an order the level part has to be taken, and cor¬ 
nices, coves, beams, corners, centers, etc, attended to by If measure¬ 
ment or separately. Furring is rlso included in the price,—from 80c 
to $1 per sq is enough. Strips are not furnished by manufacturers, 
but cornice brackets and ceiling nails are. Plates and panels are usually 
about 24x24, but on cheap grades plates are also sent 90" long. 
LABOR:—Allow from $1 to $1.50 per scp A ceiling recently put up 
ran to $1.50 according to the time kept, and there was nothing very 
fine about it. The room was not large, and where there is a large 
space there is more progress made. On good ceilings a man and helper 
will not put on more than 3 or 4 sqs with cornice, centers, etc included. 
On large rooms with the plainest kind of work they may do from 6 to 8 
sqs. On a roof a man and helper will lay from 12 to 15 sqs of corru¬ 
gated iron, but even the cheapest ceilings do not go on as fast as 
this. Wages of tradesmen are 40c per hour. 

WAINSCOTING:—This stamped material is made from 24 to 28" 
high, and is worth about the same as ceilings. It is made to follow 
rake of stair if necessary. Cap and base are not included and have to 
be allowed extra at the price of small moldings. Generally a wood 
base is preferable. For setting allow 8 sqs of ordinary work per day 
for 2 men. 

ORNAMENTAL SHINGLES 

PRICE:—The raw material runs from $4 to $9 per sq. There are so 
many varieties that a price can not be set to suit all. Another style of 
manufacture gives the shingles in a pressed sheet 8' long—and another 
size is 20x28, so that there is no standard of price. 

MEASUREMENT:—Some manufacturers send enough to lay a square, 
just as the slate quarrymen do; others instruct the contractor to allow 
from 4 to 6 sq ft extra to the 100 for laps. Different sizes of shingles 
are made, so that the following figures will not always apply: 

14x20, 68 shingles to sq. 

10x14, 148 shingles to sq. 

7x10, 319 shingles to sq. 


102 


Common tin shingles, used over wood, 5x7, $1.50 per 100 
“ “ “ “ “ “ 5x9, 2.00 per 100. 

LABOR:—For separate shingles give same allowance as for wood in 
Chap 9; for sheets, 8 to 12 sqs per day for 2 men. 

Pressed-steel brick siding and rock-faced siding, $3.25 for material; 
standing-seam roofing and crimp roofing, $2.90 to $3.50. Such mater¬ 
ial comes in different sizes and prices. The labor runs on an average 
from 9 to 12 sqs per day for 2 men. 

Corrugated iron is worth from $5 to $6 per sq in place on wall. 

COPPER 

The electrical demands of our time are so great that the copper mar¬ 
ket is never at rest. The high price of the one year is outshone by that 
of the next. Copper work is expensive, but it lasts. 

The cornices of Nos. 3, 5, and 6 are of copper, and the towers are 
covered with the same material: all the skylights of No. 7 are flashed 
with it. 

Store fronts are now made of oxidized copper. This adds about 40c 
to the sq ft of the raw material. 

Allow for copper flashing from 28 to 30c per sq ft. The material 
runs about as follows: 

16 oz soft, 21c per sq ft. 14 oz soft, 22c per sq ft. 

16 oz cold-rolled, 22c per sq ft. 14 oz cold-rolled, 23c per sq ft. 

For 20 oz copper on sinks, etc 40c is a fair price. 

CHAPTER XIV. 

ROOFING 

Benjamin Franklin said that a good roof is as important as a good foun¬ 
dation. 

Lead roofs which I have often helped to put on, are never used here 
and need not be considered. Shingle roofs are taken care of in Chap 9. 
GRAVEL:—So far as quality goes there are many kinds of gravel roofs. 
For a permanent building it pays to put on the best. The standard 
price for a first-class roof used to be $5, but $4 is now looked upon as a 
good price, and some large 5-ply roofs—(4 solid mopped sheets, 1 dry 
sheet) are put on for even less than $4. The danger line comes at $3.50, 
for such work is apt to be slighted at that price. These figures do not 
include the flashing of walls, which the tinner attends to. Of course 
gravel can be put on flat roofs only. Roofers prefer a pitch of not 
more than \ n to the ft; it should never exceed 1", although gravel lies 
on 2" if well laid. Several years ago a roofer gave me as his ideal 
pitch. 

The price of screened gravel FOB Omaha is from $2 to $2.25 per cy. 
There are pits at Hastings and Springfield, Neb. Gravel per sq without 
labor therefore costs about 35c. Labor runs from 50c on low buildings 
with fairly large surfaces, to 70c, 75 and 80c, when higher. On some 
buildings $1 is necessary, but this price is unusual and due to special 
requirements. A gang of 7 men lay on an average 40 to 50 sqs in an 
8-hour day. Wages for roofers, 35c; laborers, 20 to 25c. 

The ordinary weight of gravel on a sq is 400 lbs; on a better class 
of work 450. The finished roof with composition and paper runs from 


103 


550 to 650 lbs. A cy of gravel covers about 6 sq and weighs 2,700 lbs. 
A good roof would run about as follows: 450, gravel; 80, compo¬ 
sition; 75 felt, or a total of 605 lbs for 4-ply and dry sheet. But 20 
lbs of composition to the ply is used on better roofs, and if sheets are 
mopped all over instead of at joints only the wt runs to 125 lbs. Ordi¬ 
nary composition is £ tar and ? pitch. Sometimes } tar is all that 
can be used. Tar costs about $5 per bbl and pitch $22 per ton. A 
rough coat of pitch on brick is worth about 85c per sq. Ordinary 
caulking of joints about 2£c per If. 

TAR FELT:—A dry sheet is often put down first, especially above 
finished ceilings to keep tar from running through. It weighs 7 lbs 
to sq. A roof should not have less than 4-ply solid or 3-ply and dry 
sheet, and it is better to have 4. 

Roofing paper runs from 12 to 15 lbs to sq; building paper weighs 
about 15 lbs,—but it is necessary to remember that red rosin and 
straw-board are sometimes used for building paper. These 2 brands 
are not used on roofs, but are put here for convenience among other 
papers. Packers’ insulated paper for refrigerator work, $1 per sq. 
A roll of strawboard contains from 250 to 300 sq ft, weighs approxi¬ 
mately 50 lbs, and costs about $1.25. Red rosin costs $37 per ton; 
roofing paper, same price. Various kinds of red rosin run from 20 
to 40 lbs. The National brand of R. R., 40 lbs to 500 ft; Arctic, 35; 
Buckskin, 30; Columbia, 25 to 500. Nothing below 25 is worth using. 
The last brands are used as dry sheets. 

PATENT ROOFS:—There are so many kinds of patent roofing mater¬ 
ials that one does not know where to begin. They are as common as 
patent medicines, and except for temporary purposes, most of them 
are as worthless. There are some good ones among them, but the good 
have to bear the sins of the bad. The price of a few is given. They 
are cheaper than slate or even shingles, and they can be put on roofs 
with a pitch that forbids gravel. On steep roofs they are safer than 


on flat. 

Elaterite.$4 for 6 X per sq 

Actinolite.$5 per sq 

Carey.$3.75 to $4 

Rubberoid.$3.25 


CAREY:—Comes in rolls 29" wide. Sufficient is put in a roll to cover 

1 sq. With each roll is sent 2 gals magnesia roof paint, \ gal lap cement, 

2 lbs nails. The manufacturers follow the old rule of measurement. 
Do not deduct openings unless they are more than 50 sq ft; if more than 
50 and not more than 100, deduct half; if more than 100, deduct full 
size. Sheets are lapped and nailed every 2". “One man can apply 
10 sq of cement roofing in the same time it will take him to apply 2 sq of 
shingles. The standard weight is about 90 lbs to the sq; extra heavy, 
115. This includes all materials.” 

Raw material costs $3 per sq FOB Omaha. A car-load contains 300 
sqs. Labor is about 50c per sq. 

ELATERITE:—Comes in rolls 29" wide x 44 ft long, for 3X and 4X; 
for 5X and 6X, 32" and 40 ft. Each roll contains 107 ft, or sufficient 






104 


to lay a square after allowing a 2" lap. The weights differ: 3X, 30 lbs 
per sq; 4X, 40; 5X and 6X, 65. Each square requires 5 lbs of cement, 
11 oz of tin caps, and 9 oz of 1" barbed roofing nails, which are sent 
with order. 

“On small buildings with 15 or 20 sq 1 man will lay about 8 sq in a 
day; on ordinary buildings from 25 to 50 sq, flashing included, 10 sq per 
day; on large jobs of 100 sq or more, 20 sq.” These quantities are too 
high if nailing is properly done. On such material as elaterite, rubberoid, 
etc, labor is worth about 35c per sq. This price was taken from actual 
work over large surfaces. If the higher figures are reached, so much 
the better, but the law of averages needs to be remembered. 

For shipping weight, add 6 lbs per sq for the fastenings. Elaterite, 
FOB Denver, Colo., costs $3.50 for 6X; $3 for 5X; $2.50 for 4X. 
RUBBEROID:—This roofing comes in rolls 36" wide. Each roll con¬ 
tains 216 sq ft, or enough to cover 2 sq. The regular lap of 2" is allowed, 
and the nails are at 2" centers. The weights are as follows: i-ply, 27 
lbs to sq; 1-ply, 35; 2-ply, 45; 3-ply, 56. Each sq requires £ gal of 
rubberine; f lb caps; 1 lb nails, all of which material is sent with rub- 


beroid. 

The following prices 

are FOB Omaha:- 



In lots of less 

In lots of 20 

In lots of 50 

Lots of 100 


than 20 sqs 

to 49 sqs 

to 99 sqs 

sqs and up 

H-ply-- • 

.$1.79 per sq 

$1.71 

$1.63 

$1.54 

l -ply... 


2.18 

2.07 

1.96 

2 -ply.. 

. 3.29 per sq 

3.13 

2.97 

2.81 

3 -ply.. • 

. 4.04 per sq 

3.84 

3.64 

3.44 

Above 

prices are for complete roofing. 



Extra rubberine roof coating . 



$1.35 per gal 


Extra nails.05 per lb 

Extra tin caps.10 per lb 

Wit a patent roofs it is in general sufficient to order the number of sqs 
and the necessary cement, nails, caps, etc, are sent,—but contractors 
should have a clear understanding with supply men that enough cement 
is to be sent to finish the work, as the listed quantities are usually too 
low. Theory and practice are different. 

SLATE PRICES:—The following prices FOB Omaha may be taken for 
a guide, although they sometimes change. They vary according to size 


of slate: 

Genuine No. 1 Bangor with certificate.$4.50 to $6 

No. 1 Bangor Ribbon, with certificate. 4 

No. 2 Bangor Ribbon, without certificate . 3.25 

No. 1 Pen-Argyle, Albion, Jackson. 4.25 to 5 

No. 1 Lehigh and Pa. Black. 4.15 to 4.90 

No. 1 Chapman.. 4.25 to 5 

No. 2 Chapman. 3.25 

Chapman-Boys. 4 

No. 1 Peach-Bottom. 5.25 to 6.75 

No. 1 Peach-Bottom, 3-16 thick, 25c per sq extra. 

No. 1 Peach-Bottom, \ thick, $7.50 per sq, all sizes. 

No. 1 Unfading-Green. 5 to 5.75 



















105 


For 3-16 add 75c per sq; for add 3 per sq; §, add $10. 


No. 1 Purple. 5 to 5.75 

Variegated-purple. 3.15 t 0 3.90 

No. 1 Sea-green. 3 to 3.90 

No. 1 Red. 8.50 to 10.50 

For same 3-16, add $1; $5; f, $11. 

No. 1 Brownville or Monson, Maine. 4.80 to 7.20 

No. 2 Brownville or Monson, Maine. 5 to 5.50 

For the 3 best sizes, 8x16, 10x16, 9x18, the following prices will be 
useful: 

No. 1 Gen. Bangor. 5 to 5.25 

No. 1 Pen-Argyle, Albion, Jackson. 4.75 to 5 

No. 1 Lehigh or Pa. Black . 4.65 to 4.90 

No. 1 Chapman. 5 to 5.25 

No. 1 Peach-Bottom.* . 6.75 

No. 1 Unfading Green. 5.75 

No. 1 Purple.. 5.75 

Variegated... 3.60 to 3.90 

No. 1 Sea-Green. 3.60 to 3.90 

No. 1 Red.10.50 

Brownville or Monson. 7.10 to 7.20 


The freight from Penn, to Omaha is $2.64 per sq; from Vermont, 
$2.55 to $2.75; this and hauling from cars to building must be added 
to material and labor for cost price. 

The price of roofing cement is 4c per lb. The quantity required up 
hips, rakes, and finishing course at ridge, as per IT. S. specifications, is 
about 1 lb per sq of whole surface. Large valley slate are better not 
cemented; but small pieces ought to be. “Use Elastic Roof Cement 
up rake, under top courses, and wherever small pieces are used, and you 
will have no trouble with slates coming out.” 

The price per sq, laid, is given under “Roof Covering,” page 15. 
Large slate are cheaper both for material and labor than small; an 8x16, 
for example, is worth laid about $1.50 more than a 12x22. Bangor, 
Green and Red slate weigh about 650 lbs to the sci; Peach-Bottom, 750; 
Monson, 800. 

LABOR:—The wages of slaters are 35 to 40c per hour. Their transpor¬ 
tation and board have to be paid for work in country. 

A 50-lb roll of No. 3 paper will cover 400 sq ft. The cost of laying it 
runs from 15 to 20c per sq. The lap should be about 3". When each 
slate is laid in elastic cement the labor costs from 40 to 50% more,—but 
although this is sometimes recommended, even government work calls 
for only hips, ridges, and other exposed parts in cement. In such case 
the usual labor figure is sufficient. 

On the roof of No. 9 containing 82 sq 2 men put on the 10x16 slate 
in 91 hours each. The punching took 26 hours additional for each. 
The punching took 2 laborers to attend the slaters; the 182 hours of 
slaters’ labor took 102 of laborers’; total for slaters,208; for laborers,128 
hours. This is at the rate of 6£ sq per 8-hour day for 2 men with lab¬ 
orers in attendance on a plain roof. Patching afterwards took 12 hours. 



















100 


On some roofs, with many hips and valleys, a day’s work of this size of 
slate is 4 sq. Five is passable on a roof with an average amount of angles 
and shorter stretches than No. 9. This includes the laying of the paper. 
Sometimes the complete roof is covered with paper nailed down with 
laths to keep out rain before slate are laid. More time is required to 
do this than if it is put down with slate. Allow 1^ to 1^ hours per sq. 
On plain straight work with gables a fair average is 8 sqs, and sometimes 
10 . 

On No. 11, which is a type of the worst kind of roofs, 2 men in 8 hours 
laid paper and averaged 3.6 sqs of 8x16 slate on a surface of 65 sqs. 
But laborers’ time—100 hours—has to be added to slaters’ for the com¬ 
plete cost. A good illustration of the difference between a plain and a 
complicated roof is given in Nos. 9 and 11. 

On some towers 1 sq is enough for 1 man. 

The rear and side walls of No. 10 were slated—allow $1 per sq extra 
for labor on plumb. 

One manufacturers’ listed price for punching at the quarry runs as 
follows: 22 and 24" slate, 10c per sq; 18 and 20, 15c; 16" slate and 
under, 20c; slate are drilled and countersunk at double the foregoing 
prices. Government work is always D and C. When slate are full 
3-16 thick the price is 50c; when full $1. Another list gives 30c as 
the lowest price, and for small and average slate this price is regularly 
charged. Quarry punching is cheaper than punching by hand; the 
82 sq of No. 9 cost about 45c, and that was with 16" slate. But slaters 
often punch by hand for the following reasons:— 

(1) Ordinary slate come in 3 thicknesses, and if the roof is properly 
laid, each thickness is put by itself so that the slate in the next course 
will lie flat and not leave a space for wind and rain. They have thus to 
be selected in any case, and the punching is done at the same time. 

(2) If slate come punched there is no chance of reversing them if 
the corner is broken off. The nail-hole can not well be exposed. 
QUANTITY:—Roofs are measured for slate in the same way as for 
shingles, but the projection of the slate over the eave ought to be al¬ 
lowed extra, and also the doubling of courses there which adds 1 ex¬ 
posure. But this under-eave course, with the 3" standard lap, need 
be only 1^" longer than half the length of the slate used. If work is 
done by the square some trade rules will be applied as with brick, plaster, 
painting, etc. Hips and valleys, for example, are allowed 6" on each 
side extra for waste; in contract work slaters usually omit this ft and 
depend upon stretching the course to make up the loss, just as is often 
done with shingles. With both slate and shingles courses have to be 
spaced to show the last course at ridge of about the same width as the 
rest of the roof, and a strict adherence to the letter of the specification 
would spoil the spirit of the work. 

The actual surface and eave-course give the quantity to be ordered, 
but 1% extra is needed for waste unless the roof is very plain. 

Slate are ordered in squares, and a square lays 100 sq ft at the standard 
lap of 3". The smallest car-load is 50 sqs, and the largest 90. In less 
than car-load lots the cost for freight is about double. It takes about 


107 


12 hours to unload a small car on the ground. On some slate certifi¬ 
cates are given, so that the owner may be sure of what he is getting. 

Bangor slate must be loaded separately to secure certificate. Sea- 
Green, Unfading-Green, Red or Purple, can be loaded in the same car. 
There are many grades of Bangor. 

DESCRIPTION 

“Peach-Bottom:—A hard black slate of glossy appearance, strong, 
and of uniform color. 

“ Brown ville, Maine:—A black slate of uniform color, smooth, glossy 
surface, and strong. 

“Monson, Maine:—A slate of a dead black color, and strong. 

“Black-Bangor, Pa:—A strong, good slate. 

“Unfading-Green:—A gray-green slate of unfading color. 

“Sea-Green:—Does not fade equally. 

‘‘Variegated:—A slate composed of purple and green. Strong quality 
but will not hold its color. 

“Red:—Excellent slate, but high-priced. 

“Purple:—A slate of that color. The present production is small. 

“Slatington or Lehigh:—A blue slate produced along the Lehigh 
River in the vicinity of Slatington, Pa. Generally, a low-priced slate. 

All slates fade,—but good slates fade evenly. 

Table Showing the Size of Slate 


Size of 

Slate. 

Inches 

Number 
in each 
Square 

Exposed when 
Laid, and 
Distance of 
Lath 

Nails to Sq. 

Id Galvanized 

Size of 

Slate. 

Inches 

Number 
in each 
Square 

Exposed when 
Laid, and 
Distance of 
Lath 

Nails to Sq. 
3d Galvanized 




LbsOzs 




Lbs 

Oz 

24x14 

98 

104 in. 

1 


16x10 

222 

64 in. 

2 

3 

24x12 

115 

104 “ 

1 

2 

16x 9 

247 

64 “ 

2 

7 

22x12 

127 

94 “ 

1 

4 

16x 8 

277 

64 “ 

2 

12 

22x11 

138 

94 “ 

1 

6 

14x10 

262 

54 “ 

2 

9 

20x12 

142 

84 “ 

1 

6 

14x 8 

328 

51 “ 

°2 

3 

3 

20x10 

170 

84 “ 

1 

11 

14x 7 

374 

54 “ 

3 

11 

18x12 

160 

74 “ 

1 

9 

12x 8 

400 

44 “ 

3 

15 

18x10 

192 

74 “ 

1 

14 

12x 7 

457 

44 “ 

4 

8 

18x 9 

214 

74 “ 

2 

1 

12x 6 

534 

44 “ 

5 

4 

16x12 

185 

64 “ 

1 

13 







For heavy slate allow 20% more of 4 d nails. 

“To determine the number of pieces to a square of any size slate not 
given, first deduct 3 inches from the length; divide this by 2; multiply 
by the width of slate and divide the result into 14,400. 

An example—20x10 would be calculated thus: 20—3=17 divided 
by 2=84, 84x10=85. 85 divided into 14,400=169 41-100 pieces.” 

The standard lap is 3", but 2 is enough on towers, steep roofs, etc. 
This of course changes the number of slate required. More than 3" 
lap is seldom used, but where it is the slate must be watched at butt, 
as they may not lie close to lower course. The best sizes are 8x16, 
10x16, 9x18, on ordinary roofs; smaller sizes are used on towers. 

If copper nails are used allow 60c per sq extra. They run from 20 to 




103 


25c per lb. Small slate, of course, require more nails than large. For 
some tile SI is not too much. 

Hauling of slate and tile sometimes amounts to a sum worth watch¬ 
ing. The distance from a railroad has to be considered; 50c per ton 
in the city might run to |2 in the back precincts. 

Flashing is not included in the figures for slate and tile. 

SNOW-GUARDS 

The following prices are for Baird’s patent. Pipe is not included. 
Use galv. (See price in Chap 17.) Three pipes are used in hight. 
Standards for guards are placed about 5' apart. Allow lc per ft for 


putting pipe 

in place. 



Price 

List 


The iron plate is made the size 

of roofing 

slate and of suitable 

thickness to 

lie properly with regulation thickness (. 

Size of 
Slate 

Price of each 
Guard 
complete 

Size of 
Slate 

Price of each 
Guard 
complete 

14x 7 

$1.55 

20x10 

$2.10 

14x 8 

1.60 

20x12 

2.40 

16x 8 

1.70 

22x11 

2.40 

16x 9 

1.80 

22x12 

2.50 

16x10 

1.85 

24x12 

2.65 

18x 9 

1.85 

24x14 

3.10 

18x10 

2.00 




BLACKBOARDS 



The standard widths of slate blackboards are 3 ft, 3 ft 6 in, 4 ft, 5 ft. 
The thickness is \ to \ in. The price runs from 15c per sq ft on the 
narrowest to 18c on the widest. Add freight, 40c per cwt. Setting is 
worth 3c per sq ft. 

TILE 

PRICE:—The interlocking tile on the large roof of the Union Station, 
Omaha, ran to about $16 per sq laid. On smaller buildings allow about 
$19 to $20. Shingle tile ,which does not interlock, $16 on large surfaces; 
$18 on small buildings. Spanish tile run about $24. Something, of 
course, depends upon the style of the roof. With many angles and 
dormers, the cost runs higher, and towers reach as high as the dollar 
column as they do in the air. For towers and dormer-windows allow 
approximately $30. Some will cost more, but the average of the roof 
will bury the sorrow. These figures do not include strips to hold tile 
on roof. (See Part 1, page 15 for a fair price.) 

‘‘Prices of tile vary from $6 to $30 at factory, and of ridge- and hip- 
rolls, from 15 to 50c per ft.” Spanish tile cost about $50 per 1,000. 
Shingle tile about $10 per sq FOB factory, St. Louis. Some interlocking 
tile can be bought at factory for $9 per sq; hips, 25c per ft, ridging, 50c; 
finials for the standard of 2 hips, $3.50 each—add 50c for each addi¬ 
tional hip, as on octagons, dormers, etc, with more than 2-way ter¬ 
minals. 

MATERIAL:—For Ludowici tile, 1x2 strips are usually laid 13|" cen¬ 
ters. For Spanish tile 1x2 are also used. Shingle tile do not require 


109 


strips, except a lath at eave the same as for slate. Some tiles are laid 
without strips, some are spaced at 10J; the style selected must be ex¬ 
amined before the bill of material is made out. If roof is without 
sheathing, heavier strips are necessary. 

Shingle tiles are made 6x12, 6^x12^, etc, the exact size depending 
upon the maker. A f tile weighs from 900 to 1,000 lbs per sq; 1,350. 
The first course is doubled like shingles and slate. Shorter tile are used 
for starters—about 6^x9. The finishers, or ridge-tile, are about the 
same size. Half tile are required at gables, chimneys, etc, to break 
courses. These are about 3x12, and must be rights and lefts if not of 
plain pattern. In general it is far better to send roof-plan to factory 
and have order made out there. 

About 440 shingle tile are required to the sq at an exposure of 5| 
with tile \2\" long; at 5" with 12" tile, 480. Each tile requires 2 4d, 
or 4 galv-wire nails, but sometimes copper nails are used. Roofing 
felt should be put on. Elastic slaters’ cement is required for valleys. 
Connor’s, Heltzell’s or Pecora brands are recommended. Finials, 
crestings and hip-rolls should be laid in Puzzolan Portland cement 
colored to match the tile. This cement does not saltpeter—most roofers 
have never heard of it, and use the common brand. 

Shingle tile are made in a variety of colors and patterns. There 
is an endless variety of ridge-rolls, hip-rolls, starters, finials, etc. The 
prices are as various as the patterns. A minimum car-load runs from 
24,000 to 30,000 lbs. Freight rates are more than double on less than 
car-loads. 

Interlocking tiles are of so many different sizes that the catalog must 
be consulted for number and weight. The average weight is about 
750 lbs, but some run to 850. The number varies from 135 to 290. 
Tower tiles require from 400 to 600. Spanish tiles run to about 220, 
although catalog gives only 200. 

Roofing felt weighing 40 lbs to sq is necessary. It should be nailed 
to roof with permanent laths spaced 24". Above lath 1x2 wood strips 
are nailed to suit spacing. Double at eave; run up valley, and also 
perpendicular walls. 

LABOR:—Some interlocking tiles are not nailed down like slate or 
shingle tiles: “Every tile in the eave-course, and every other tile in 
each course above, to be fastened to the sheathing wdth No. 20 copper 
wire through a staple nailed to sheathing and through a hole in the tile.” 
This is not always done. If it is, a day’s work for 2 men should not be 
set at more than 5 sq. 

On a roof of Spanish or interlocking tile 2 men can lay from 8 to 10 
sqs in an 8-hour day. With a complicated roof like No. 11, half of this 
is enough. This allowance is taken from a recent large contract. On 
shingle tile allow 6 to 8 sqs for 2 men with laborers, as for slate. If like 
No. 11, 4 sqs. For towers, dormers, etc, 2 sqs. The smaller the tile, 
as a rule, the longer time, as each piece has to be handled separately; 
and the greater the number of nails. (For tin, galv-iron, and copper 
roofing, see Chap 13). 


110 


CHAPTER XV 
PAINTING 

MEASUREMENT:—Somewhere, years ago, I saw a rule to the follow¬ 
ing effect: “Painting is measured wherever the brush touches.” That 
is the rule we follow. Glass is now deducted by the leading painters and 
the price raised accordingly. Actual surface only is taken so that quan¬ 
tities can be made out from first estimate. 

So far as taking off quantities is concerned, a carpenter can usually 
do this much easier and quicker than a regular painter, because he al¬ 
ready has the number of sq ft of ceiling, wainscoting, and floors; the 
number of openings, the If of base, and a dozen other factors of the 
complete bill at his service, while the painter would have to go over the 
plan anew, and probably get mixed on the carpenter’s specification. 

Windows and doors are easily measured:—Deduct the glass from the 
wood surface, and do not be too exact. The average door has about 6 
yds for both sides; window, 2 to a side, as the one may be oiled and the 
other painted. If glass is not deducted painters allow from 3 to 4 yds to 
each side of window. Our method allows half and doubles the price. 

For porch cornices, rails, balusters, lattices, and such ornamental 
work it is hard to give a rule that will fit all cases. Get the surface 
roughly and raise the price to suit the work. The material does not 
cost much, but the time is anywhere from 2 to 10 times longer than on 
plain work. The average building does not have so very much orna¬ 
mental work in proportion to the complete number of yards, and a 
slight mistake on the front porch does not seriously affect the total. 

Of course, no one ever thinks of measuring each baluster or spindle 
separately,—exactness is not possible on grilles and such work; and a 
painter who stands by actual surface measurement will yet run his rule 
across a row of spindles and forget to make any deduction. It is on 
such work that time is consumed. 

A painter has sometimes to gild large balls with gold-leaf, and it is 
important to get the exact surface. For the surf of a sphere mult the sq 
of the diam by 3.1416. Thus a sphere 10 ft in diam has 314 sq ft, for 
10 mult by 10=100, which mult by 3.1416 gives 314.16 sq ft. Another 
5 ft diam has 78.54 sq ft. 

A pack of gold-leaf contains 20 books, and each book has 24 leaves. 
A leaf is 3£" sq. Allow 50% for waste. A pack costs $8. Allow $20 
a pack for putting on leaf. 

Nos. 3 and 4 were not sublet, and I had exact figures for surface, 
material, and labor, but do not now have all of them at hand. I have 
some data from No. 2. 

QUANTITY:—There are 2,000 yds of 3-coat white paint outside and 
inside on No. 2. Glass is not included, but only actual surface. Wages 
were 30c. The actual cost was 22c per yd. Labor was 13; material, 9c 
per yd. The work should not have cost more than 20c, but country 
painters are slow. The proportions were: Labor, $260; lead, $100; 
oil, $29.25; turpentine, $10.45; tools, etc, $15; pigments, $5. Putty 
should not run above 2c per lb. 

If you ask a score of different painters how much material will be 


Ill 


required for a certain surf you will have a score of different answers. 
It is the same with all figures given in trade publications. So much 
depends upon the lumber covered that it is hard to be exact. If it is 
undressed it takes about twice as much as when it is smooth; inside 
painting takes less than upon a cornice where it may be applied with a 
whitewash brush. I was determined to have certainty for various sur¬ 
faces where so many differed and wrote for a book written by a prac¬ 
tical man. Before the end of his “practical” work he told his readers 
how to clean gold and clip sheep, but never said a word about quantities. 

Two local agents allow 1 gal to 300 sq ft, 2 coats. It is too little on 
rough wood. A painter who has dealt in unusually large quantities 
informs me that 1 lb of lead covers 33 sq ft, and that each gal weighs 
15 lbs. thus allowing 1 gal to 495 ft for 1 coat, or practically the same 
as the agents for 2 coats, because the material goes further on the 2nd. 
For mineral paint he estimates 675 sq ft on wood, and 900 on iron, 1 
coat. These surfaces are at least 10% too large unless on very smooth 
wood or tin. Mineral weighs about 10^ lbs. For hard oil,—which 
now seems to be in disfavor—or varnish, his allowance is 700 sq it, 1 
coat. For varnish 500 ft at most is enough, although 5 gals recently 

covered 350 yds. .. , 

A firm of mixed paint manufacturers sends me the following data. 

< < a gal of our paint weighs from 12 to 16 lbs, white being the heaviest 
and dark shades the lightest. A gal will cover about 375 sq ft, 1 coat; 
225 2 coats; and 150, 3 coats, varying according to surf. Our root and 
barn paints weigh about 12 to 13 lbs to gal, varying but slightly on 
account of shade. A bbl of mixed paint contains from 50 to 53 gals 
A gal of our shingle stain is sufficient to dip about 400 shingles, or if 
used with a brush will cover 150 sq ft, 1 coat, or 100, 2 coats. 

Their list contains more than 250 different colors. About ? gal ot 
oil for thinning is required for each 10 lbs of ready mixed paint. 

Roofing paints are often adulterated. They should run about as high 
in price as linseed oil, which is usually from 60 to 70c per gal. 

An old painter makes the following contribution to the sum of our 
knowledge: “Two coats require from 6 to 9 lbs to the 100 sq ft, 7 lbs 
being about the average. Add 3 lbs if 3rd coat is put on. The weight 
is given for paint already mixed. The first coat on new wood should 
have from 6 to 7 gals of oil to 100 lbs of lead; second coat about 5. A 
gal of linseed oil weighs about lbs, and estimating that the work will 
take 6 gals of oil to 100 lbs of lead, every 100 lbs of lead will make 145 
lbs of mixed paint, the ground pigments for tinting perhaps making i 
150 lbs, or about 10 gals. The labor for 1 man runs from 200 ft to 

1 800, with an average of 1,000 in 10 hours.” 

’ Ten yards per hour per man is a good average on a plain building, 

but is low for ceilings, etc. . „ , . 

That is from a printed article; the following is from one of the best 

firms in Omaha: “Allow one gal of paint to 45 yds, 1 coat; the other 
coats do not take so much. For an 8-hour day average 35 yds or 
man, but on certain classes of work he can do 100. On plaster with 

plain work he should do 150. 


“ Allow 1 lb of glue for 100 yds of size; 2 gals of boiled linseed oil for 
100 yds of maple floor, 2 coats; 2 gals of varnish for 50 yds of inside 
finish, 2 coats; 1 gal of paste filler to 26 yds. Glue, 20c per lb. Berry 
Bros hard oil in bbls, $1.25 to $1.50 per gal; common wood-alcQhol 
shellac, $1.75 in bbls; grain-alcohol white shellac, $2.90. Radiator 
enamel is $2.25 per gal, so that if this work is included the price of the 
raw material must be taken into account.’’Shellac co\ers more surface 
than varnish—allow j gal of the one to 1 gal of the other. It is put on 
in about half the time. 

Allow from 3 to 5 lbs of pigments for mixing 100 lbs of lead. The 
shade decides the quantity. 

The time on plaster is reasonable. On 400 actual yds 74 hours were 
recently taken to size and give 3 coats of paint. Butting the 4 coats 
on the same basis that means 173 yds in 8 hours for 1 man. But again 
T saw 400 actual yards of plaster cleaned once and well painted 4 times 
and it took 176 hours, or at the rate of only 73 yards instead of 173. 
About 14 gallons of enamel were used for the last coat. 

With large surfaces and no scaffolding required 175 yds of mineral is a 
fair allowance. 

This painter gives 1 gal to 45 yds, 1 coat; the other, who handles 
large quantities of lead paint, gives his allowance at 55 yds. The 
weight is 15 lbs to gal. I find 3 different authorities w r ho publish the 
following allowance, which the one has probably copied from the other- 

“1 lb to 4 sq yds for 1st coat; and 1 lb to 6 sq yds for each additional 
coat.” 


All the authorities agree on putty—5 lbs to 100 yds. Why should I 
try to be original? And yet if spikes have to be ^puttied it will take 
more than if wire nails are used. The allowance is for spikes, I think, 
or probably drift-bolts. I know that on No. 2 with 2,000 yds’ without 
glass, only 10 lbs were used, but that is a brick building. 

New brickwork requires about the same amount as wood. The first 
coat takes more, but the second less than on wood. Mineral paint is 
sometimes used on brick. Asphalt paint used on pipes, brick etc 
costs about 85c per gal. ’ ’ 

For iron and steel allow per gal as follows, according to a popular work: 


SQUARE FEET 


Pure linseed oil. 875 

White lead ground in oil. 5 qq 

Graphite ground in oil. qca 

Black asphalt. g^g 

Iron oxide ground in oil. 53 q 

Red lead powdered. q 3 q 

Approximately \ gal of paint per ton of metal for 1st coat and^^al 
for second. For 1* gals of graphite paint allow 5 lbs of paste and 1 gal 
o oil. Paste costs about 13c per lb. Steel mills charge about $2 per 
ton for 1 coat of paint For cleaning old steel and iron bridges, etc 
afiow 3c per sq ft of surface or approx from $1 to $1.75 per ton of metal. 

1 aint goes much further on plaster than on wood. On 700 yds 20 


1 coat 
875 

2 coats 

500 

300 

360 

215 

515 

310 

630 

375 

630 

375 








1 13 


gals were used for 3 coals, but with a coat of size it is like painting on 
glass. This figure would not always hold out. 

TO SUMMARIZE:— Allow 1 lb OF MIXED LEAD PAINT TO 1 YD OF 
3-coat work for plain painting or 1 gal to 16 yds. But with different 
surfaces it is impossible to give certainty. It took that amount-on the 
large surfaces of No. 7 for 2-coat painting owing to rough steel, waste 
on high trusses, etc. Wcod should never have less than 3 coats, although 
cottages are sometimes finished with 2. 

Yellow ochre, sometimes used for priming, costs 3^ to 4c per lb. For 
priming 100 yds allow 15 lbs lead to 1£ gal oil; for each additional coat 
add 33 lbs lead and 1£ gals oil. For 100 yds of 3-coat allow \ gal tur¬ 
pentine. 

CALSOMINING:—For 1 coat size and 1 calsomine allow from 60 to 80c 
per sq. To 150 sq ft, allow 1 gal calsomine. 

PRICE:—Cost price of ordinary painting is now 7, 12, 17c for 1- ,2-, 3- 
coat work, with wages at 35c. Plaster, 20% less. Sanding, 1 coat, 15c. 
Painting in more than 2 colors is worth 15% more. Sizing, 2c per yd. 
Stippling is worth about 2c, but if there is a fair number of yds there 
is no extra charge made as the paint does not have to be so carefully 
spread. * 

But there are many kinds of painting. In white color it can be made 
to cost as much as $1 per yd, but painting of this kind lasts for a genera¬ 
tion. Painting is still a trade among the best mechanics, but it is 
merely a daub among others. There are so many worthless compounds 
that if an owner has a reasonably sized pocket-book the best thing he 
can do is to go to a good painter and tell him to paint his building by 
day labor. 

On average brush work with material at 2, labor runs to 3 and 4. 

Mineral paint is cheaper than lead, but it is generally used only for 
the first coat on metal, or on large surfaces of undressed lumber. For 1 
coat allow 5c; for 2 coats, 9c. A good mixture is Prince’s or Rawlins 
mineral and boiled linseed oil. The mineral costs about lc per lb. 
Allow 3 to 3£ lbs to the gal. Another good mixture is Sherman-Wil- 
liam’s mineral paste 1 gal to 1^ gal oil. Allow 1 gal to 60 yds. But on 
smooth tin it goes further than on wood. 

Ready-mixed lead paint from the factories costs about $1.10 per gal 
in reasonable quantities, but small orders are sold as high as $1.50. 
Mineral runs from 70 to 75c, but the price is increased to the small 
dealer. Railways charge out their mixed paints at about 5c per lb. 
Colored paint can be made of stock that goes further than white lead, 
just as mineral does. A fair extra allowance would be 20% more sur¬ 
face. 

SHINGLE-STAINS:—All the shingles on the roof of No. 12 were dipped. 
It was a slow process,but I neglected to keep the time and can not say 
exactly how slow. It is not only the dipping, but the shingles are much 
harder to handle after they have been dipped. Instead of being carried 
to the roof in a bunch they are taken by the armful. Allow 5,000 in 8 
hours for 1 laborer. 


114 


One leading manufacturer asserts that his stain is 50% cheaper than 
paint. His quantities are as follows:— 

1 brush coat, 1 gal to 150 sq ft of surface. 

2 brush coats, 1 gal to 100 sq ft. 

Dipping and applying 1 brush coat after shingles are laid, 3 gals to 
1,000 shingles. 

Dipping alone, to 2f gals to 1,000 shingles. 

Only § of shingle is dipped. If applied with brush 2 coats should be 
used. 

This manufacturer writes me: “These figures are as nearly accurate 
as it is possible to obtain. They have been proved by thousands of 
trials, and while, of course, the covering capacity varies slightly owing 
to the variation in the roughness and porosity of the wood, the differ¬ 
ence is not great.” Still it is better to allow 10 to 15% extra on quan¬ 
tities. 

Prices per gal run from 65 to 90c. Green is the dearest. The manu¬ 
facturer’s time is half the allowance given for paint on same surface. 
The kegs or bbls contain 11 gals or more. 

It is safe to allow $3 per 1,000, depending upon price of stain, etc. 
This runs covering of roof to $7 or $7.50. A good slate is $11, but raf¬ 
ters have to be heavier. 

INSIDE WORK:—The figures already given are for a general average. 
If inside painting is taken alone it is worth 10 to 15% more, for better 
work is necessary. The paint figures are for 3 coats only; on inside 
work in white, 6 and 7 are not too many. Allow 10c extra for each 
coat. Striped work costs more, but fortunately it is not nearly so pop¬ 
ular as it used to be—except on barbers’ poles, where it still seems to 
hold its own. In this section of the country it is worth $12 to properly 
paint one, but a dozen can be done at half that figure. 

A gal of liquid filler is enough for 50 yds; and in general 10 lbs of paste 
filler will cover the same surface, although 1,500 yds of hardwood on 
No. 3 took 500 lbs, but the glass was not deducted. Paste filler costs 
10c per lb. Allow 1 gal varnish or hard oil to 50 yds first coat; to 55 
or 60 for all other coats. 

SASH:—190 windows, or 380 sash on No. 3 were stained in 100 hours. 
Stain is worth practically the same as linseed oil. 

A gal of varnish weighs about 8^ lbs. 

Before we set any prices it is well to remember that here, as elsewhere, 
unless otherwise stated, cost price is given, no profit being considered. 
Painters’ wages were 35c per hour in Omaha up to May, 1903, but are 
now 40c. 

The standard inside finish for hardwood is 1 coat filler; 1 shellac; 
2 of varnish; rubbing down. If properly done it is worth 55c all through. 
It is often done for less, but neither material nor labor is first-class. 

The banking room of No. 3 ran to nearly a dollar per yd. It was 
finished with 1 coat water stain; 1 filler; 3 white shellac; 2 rubbing 
varnish; rubbing down and re-touching afterwards, This is extra fine 
work with more coats than is usually put on. 

But even when wages were 5c per hour lower than they are now, 


115 


$1.25 per yd—which included a good profit—has been charged all over 
interior work. First-class work is expensive, but it pays in the long 
run. All that glitters is not gold or even varnish. Some work may be 
made to cost $5 and upwards. It all depends. 

On pine without filler the standard inside finish as above is worth 35c. 
The allowance for filling hardwood is thus set at 20c, which is exactly 
what all hardwood on No. 3 cost; but 15c ought to be enough if 
everything goes well. If rubbing down is omitted deduct 8c. 

For 1 coat white shellac and 2 of Murphy varnish, 35c without rubb’g. 

For 3 coats white shellac, which can not be rubbed, 35c. 

For rubbing to egg-shell gloss, 10 to 20c; for slightly rubb’g, 6c. 

For 1 coat filler and 2 of hard oil or varnish, 20 to 25c. 

For 3 coats H 0 or varnish, 20 to 25c. 

For varnish’g paint, 9c per coat. 

For 2 coats floor finish, 20c. 

For graining, 25c. 

For enamel, 20c for 1st coat; 15c for 2nd. 

For gold letters, 50c; silver, 50c; black, 20c, all per running ft. 

Thus, a window 3 ft wide, lettered clear across, would cost $1.50 for 
gold and 60c for plain lettering. 

Floors, ceilings, and such plain work can naturally be done cheaper 
than sash, grilles, etc. Rubbing down ornamental work costs 3 or 4 
times as much as plain work. The foregoing prices are based on white 
shellac; common shellac is about half the price. Oil of any kind should 
never be put on floors. I have applied wax to parquet floors in my 
time, but the rubbing is rather tiresome. We did not fill the wood, 
but used wax only. It is usually filled here. After filling 1 lb of wax 
will cover 175 sq ft if well rubbed. The price is about 60c per lb; filler, 
15c. From my recollections of the work, muscle is of more use than 
brains. 

As the prices given are based upon 35c per hour, they can be regulated 
to suit any locality; or the number of yds can easily be found. 

With liquid filler, on straight work, a man will fill 100 to 150 yds; 
with paste filler, 60 yds. For 1 coat of varnish, shellac or hard oil on 
plain work, 50 yds. About 30 yds is a day’s work at plain graining. 

The following material is required for 100 yds of graining; 4 lbs to 
100 yds. Regular graining colors in oil are used. For rubbing down 
100 yds: 

5 lbs petroleum stock 3 lbs powdered pumice 

1 gal kerosene 8 to 10 lbs waste 

STEEL-WOOL is sometimes used to rub down work by those who 
have little couscience or a low contract. It does not merely rub it 
down—it grinds it down. But steel-wool is not any too strong for 
some kinds of work. I recently saw 350 actual yards of oak cleaned 
down to the natural surface with a varnish remover. It works well 
unless there is shellac below the varnish, but it is a rather difficult mat¬ 
ter to clean the wood. Each yard took an hour for 1 man. The work 
was done by contract and no time was wasted. Weather-oak stain 
after cleaning, 100 hours; giving 1 coat of shellac, 28; 1 of varnish, 76; 


116 


rubbing down to a fairly smooth surface, 86. The design was reason¬ 
ably plain. If there had been balusters, grilles, and such work, twice 
the time would not have been sufficient. Twenty gallons of varnish 
remover were used, 3 gal shellac, with \ gal alcohol to thin it, and 5 gal 
of varnish. 

For plain wall-paper lapped, allow for labor 12 to 22c per roll; and 
for material, 10c and upwards. 

Burlap, often supplied by painters for inside finish, costs about 32c 
per yd colored; plain, 23c. This is for 36" width. 

COLD-WATER PAINT 

It is usually put on with compressed air, but a brush has to be used 
where finished work is apt to be spoiled with waste material falling on it. 

On a surface of more than 4,000 yds, the material ran to $113 and the 
labor to $190, or 7c per yd for 2 coats with compressed air; but this 
does not include the cost of air. On a building wilh more than 1,000 
yds done with a hand-pump the cost was 9c per yd for 2 coats. The 
material costs from 6 to 7c per lb, but large quantities can be bought 
cheaper. A safe figure is 5c for labor and 3 for stock. 

With some kinds of cold-water paint mixing takes more time than 
painting. 

In the use of compressed air the labor depends a good deal upon the 
ease with the work can be reached. On the building with 4,000 yds 
inside there were 1,200 yds of brick, actual measurement, outside. 
The labor for 2 coats of lead and oil was only $12, but 150 gals of mixed 
paint were used. The coat was about 12c per yd, or say, 13c with cost 
of air. The experience at the World’s Fair in Chicago showed that for 
large, plain surfaces this method is far ahead of the old one, but it soils 
everything within reach. Of course buildings differ. On the same 
building, owing to considerations of accessibility the outside cost is, 
as we have seen, lc per yd, and the inside 4fc, but the men had to crawl 
among rafters. 

Quantities for large work may be estimated from the following data: 
On 16,000 yds 7,000 lbs were used, or . 44 to sq yd, brush. On 7,800 
yds 4,200 lbs were used, or .54, brush; on 5,700, 2,200 were used, or 
.4, brush; on 4,000, 2,100 were used, or .525, compressed air. 

All w^ork was 2-coat on brick and lumber. Actual surf only is given— 
openings being deducted. But joists have to be measured both sides, 
not merely taken with the surface of the ceiling. In some cases the one 
item is larger than the other. The largest quantity was used on No. 7, 
and the other allowances on buildings close by. The difference between 
quantities for compressed air and brush is not so great as is sometimes 
necessary. 

On the 33,500 yds 15,500 lbs were used, or a little less than 4 lb to the 
yd. This is a safer figure than any of the 4, for while the total quantity 
w^as used for the total surface the distribution between the various build¬ 
ings might not be exact. 

A manufacturer’s catalog at hand gives the following data: “For 
smooth, hard boards allow 1 lb for 50 to 75 yds, 1 coat; for rough bds, 
stone and brick, 25 to 40 yds. Allow 2 parts powder to 1 cold w r ater.” 


117 


According to these figures 1 lb will do from 3 to 8 yds, 1 coat; accord¬ 
ing to the actual results given for 2 coats, £ lb covers 1 yd. But much 
depends upon the proportion of material. Suppose it is reversed and 2 
parts cold water used to 1 part powder? 

Bbls weigh from 350 to 400 lbs; kegs, 100. Half bbls and kegs are 
also standard, and smaller amounts are packed in wooden cases. 
LABOR:—On one building the labor, it ahead}/ given. On No. 7 it 
ran for 2 coats cold water, 4^c per yd, but scaffolding was included for 
high roof. On another building, 4c; on still another, 6c. Two coats 
lead, by hand on No. 7 ran to 10c, but the trusses were hard to reach, 
although several thousand yds of plain steel-work reduced their high 
average. Labor on lead and oil on another building with plain surface 
ran to 84c; but wages were not more than 30c. 


BRUSHES:—Each painter is supposed to own a putty-knife and duster; 
the rest of his outfit is supplied by the employer. Allow for'each man 


for outside work:— 

, 2 8 0 round brushes. 

2 flat, 4 to . 

1 No. 10 sash-tool. 

1 or 2 flat-chisel sash, 1^. 


For inside work:— 

18 0 chisel varnish brush. 
1 flat varnish, . 

1 flat varnish, 2". 


CHAPTER XVI. 
HARDWARE 


Simmons’ old catalog has 367 pages 7^x11 devoted to builders’ hard¬ 
ware—and they have given us a new one for 1904; Spencer & Bartlett’s, 
118 pages, 6x8; and Lee-Glass-Andreesen’s new book, which is a credit 
to Omaha and Nebraska, has 240 pages 7^x11. These are only 3 out of 
many. They are all packed full of information about hardware, and 
more is to be found at the retail stores. And we are not only burdened 
with a hundred different kinds of hinges, but each has from a dozen to a 
score of different finishes, and it is seldom that 1 price covers more than 
1 article. The very hardware men, who are specialists, are wearied of 
the endless variety. It is with a sense of relief that a contractor reads 
in a model specification that shelf hardware is to be covered by a cer¬ 
tain sum, or else supplied by the owner. 

NAILS:—Wire nails are now used almost everywhere. I have heard, 
however, that the engineering department of the B. & M. R. R. still 
clings to the Rip Van Winkle kind which, according to the tests, take a 
firmer bite. 

I kept an account of nails on only 1 building—No. 10. There it took 
1 keg to 2,600 ft of lumber of all kinds. Probably the proportion would 
run on such work ^ of spikes and § of 8D and 10D. The whole building 
is frame, although the lower story is veneered with brick; with less 
spiking a brick building would require a larger proportion of nails. 

If anyone desires a close estimate of nails he may easily find it as the 
following table gives the number per pound, but different tables give 
different numbers. There are so many joists or studs; each board re¬ 
quires so many nails; 5% allowed for extras and waste will give the 
number of kegs at 100 lbs to keg. 

To illustrate by the floor of No. 7: There are 320 planks in width, 


1 ] 8 


and 100 sleepers to which they are nailed; but planks run from 12 to 16' 
long, and it is therefore safe to allow 7 extra nailings clear across the 
space, because each joint requires twice the number of spikes. Each 
plank has 2 spikes, or 640 to a sleeper, a total of 68,480; with 5% addi¬ 
tional, 71,904. The table gives for 60D spikes, 12 to lb, making a total 
of 60 kegs. Or having the If of flooring, allow 1 nail, or 2 nails, as the 
case may be, to every bearing. 

Matched flooring and ceiling, unless wider than 5i or thicker than f 
have only 2 nails to each bearing. > 

Allow for 6" siding, 18 lbs to 1,000; 4", 25 lbs of 6D. Shingles require 
4 to 5 lbs of 4D to 1,000; 3 to 3^ of 3D. Lath, 8 to 10 lbs of 3D fine. 

If joists or studs are 12" centers more nails are required than for 16, 
so that tables are not reliable unless this is stated. 

On looking up some of the books I bought before I began this venture 
of making one for myself I was greatly pained to see that they are too 
like each other on this absorbing nail question to be credited with the 
independent investigation that the importance of the subject warrants. 
Here is the stock table—if it is not correct, blame the authorities. 

The allowances are for 1,000 ft bm. 

Dimensions lumber, from 3 to 25 lbs. 

Sheeting, 20 lbs 8D; 25 of 10D. 

Flooring, 15 to 35 lbs; 38 of 10; 42 of 12D. 

Finishing, 30 lbs 8D finish. 

1,000 ft 1x2 furring 65 of 10D; 1x3, 45 of 10D. 

100 If base, 1 lb; 1 lb to door; f to window. 

I find from the method already explained that at 12" centers, fx6" 
flooring nailed 1 edge, requires 26 lbs of 10D, and 17 of 8D nails; 4" 
flooring or ceiling, 40 of 10D, 26 of 8D, 15 of 6D. At 16" centers, 6" 
flooring, 20 lbs of 10D, 13 of 8D; 4", 32 of 10D, 22 of 8D, and 11 of 6D. 

Of course the number of nails to lb varies; 106, 74, 10, are given in 
another list instead of 132, 87, 12 as above. 

The price of nails changes as the days go by. At present the “base” 
is $2.60. From 60D to 20D is base. Add according to table for other 
kinds. 

WIRE NAILS:—Size, length, number to pound, and rate: 




Length, 

Number 

Advance 

Size 

Kind 

Inches 

to Pound 

on Rate 

60 

Common 

6 

12 

Base 

50 

u 

5i 

15 


40 

a 

5 

21 


30 

u 

4* 

27 


20 

u 

4 

35 


16 

u 

3* 

51 

.05 

12 

u 

3i 

66 

.05 

10 

u 

3 

87 

.05 

8 

li 

2i 

132 

.10 

6 

u 

2 

252 

.20 

4 

a 

H 

432 

.30 

3 

a 


720 

.45 









Size 

Kind 

1 19 

Length, 

Inches 

Number 
to Pound 

Advance 
on Rate 

3 

Fine 

H 

1140 

Base 

.50 

10 

Casing 

3 

121 

.15 

8 

ii 

2\ 

170 

.25 

6 

a 

2 

310 

.35 

4 

a 

1? 

584 

.50 

10 

Finish 

3 

137 

.25 

8 

a 

2\ 

190 

.35 

6 

a 

2 

350 

.45 

4 

It 

H 

760 

.65 


BOLTS:—Bolts are not measured between nut and head for length, but 
from under head to extreme end. Countersunk bolts are measured over 
the head. Rods threaded both ends are measured from point to point. 
Machine-bolts, 2 to 3c per lb. Drift-bolts, 2c lb; boat-spikes, 3c per lb. 
LAG-SCREWS:—2 to 5c per lb. See tables for weight of round iron. 

CAST WASHERS 

Price :—\\ to 2c per lb. 



inch \ 

lb 

each 

if 

inch 


lbs each 

1 

“ 1 

a 

it 

2 

it 

171 

a u 

\ 

“ H 

u 

it 

2i 

u 

20 

u a 

\ 

“ H 

u 

a 


u 

21\ 

a a 

1 

“ 

u 

a 

2| 

a 

36 

a u 


“ 3 

a 

it 

3 

a 

46 

u a 

H 

“ 5f 

a 

u 






“ 6 

u 

it 





Weights 

are different 

: These 

are Jones 

& L: 

aughlin’s; the Union 


Pacific f" washer, for example, is only £ lb and so on in proportion to size. 


Manufacturers’ Standard List of Wrought Washers. 

Price:—4 to 5c per lb. 

Weight Weight 


i. 

.13,900 

to 

100 

lbs 

1. 

.625 

to 

100 

lbs 

1. 

. 6,800 

to 

100 

lbs 

1|. 

.520 

to 

100 

lbs 

^...... . 

. 2,600 

to. 

100 

lbs 

H. 

.400 

to 

100 

lbs 

1. 

. 1,300 

to 

100 

lbs 

H. 

.260 

to 

100 

lbs 

i. 

. 1,010 

to 

100 

lbs 

2. 

.175 

to 

100 

lbs 

i . 

. 860 

to 

100 

lbs 







Small washers cost from 30 to 50% more than large. 
SASH-WEIGHTS:—The wts of cast iron carried in stock run from 3 to 
24 lbs. Price about l^c. Standard wt is round. Square wts are spec¬ 
ial and cost about 1.75c per lb, and round wts over 22 lbs are same price. 
If few, allow 2c. To get size of square wts find half the wt of sash and 
the extreme possible length of sash wt in inches. Divide an assumed 
wt of 48 lbs by .26 and we have the number of cu inches necessary to 
balance 1 side of a 96-lb sash. This is divided by 24, the assumed 
length, and the sectional area is found to be nearly 7f inches. We must 
now find a number which mult by itself will produce 7.70 for a sq wt; or 
if it has to be 2" thick, it will be 3$ wide. A sq wt would be 2.78 inches, 



















120 


or a trifle more than 2f. A knowledge of sq root is useful for more than 
rafter lengths, for we can not always carry a load of books around. The 
main windows of No. 3 weighed from 350 to 400 lbs; and doors on No. 
4 weighed more. 

Where boxes are small lead weights have sometimes to be used, but 
the price is 6c per lb. Lead weighs about 50% more than wrought iron 

The following table for lead will save the trouble of calculating weights 


Size in 
Size 

inches; wt in lbs per If: 
Round Square 

Size 

Round 

Square 

1 

Si 

4.93 

2i 

23 

30.82 

H 

6 

7.68 

2| 

28.93 

37.27 

H 

8i 

10.27 

3 

34.81 

44.38 

if 

111 

15.08 

3| 

40.52 

52.07 

2 

15i 

19.02 

Si 

47.26 

60.82 

2i 

18i 

24 

3f 

54 

69.33 


SASH-CORD:—There are many kinds, and each manufacturer says his 
is the best. The usual hank contains 100 ft, and weighs from 2 up to 3 
lbs. A 3-16 cord weighs li lbs to the 100 ft; and a f, 5 lbs. Average 
price, 25 to 30c per lb. 

Sash-chain costs per ft about 8c in genuine copper; for wt up to 
125 lbs. 

Sash-chain, copper steeled, 3c. 

Steel retinned chain, 5c. 

Steel-ribbon, 5c up to 125 lbs. 

DUMB-WAITERS:—Without rope or car, to carry wts up to 100 lbs, 
$15 

♦ WALL-PLUGS:—$16 per 1,000. 

INSIDE SLIDING DOOR-HANGERS:—An average hanger is worth 
$4.50 with track and bolts complete; with some hangers a wide opening 
runs to $5.50. A Coburn, $2.60 for single door 4-6; $4.20 for 6-ft double 
door. 

A COBURN BARN DOOR-HANGER is worth $2.25 without track; 
track, 10c per ft. 

JAMB-GUARDS:—For 8' long, 3^" wide, with anchors, $1.50 each. 
BARBED WIRE:—For 4-point cattle, painted, 1£ lbs to 16£ ft; galv, 
1^ lbs. Hog, 1^ to 1^. For 2-point cattle, painted, 1 lb; galv, 1 1-16. 
Hog, 1 1-32 to 1J. Price 3^ to 4c per lb. Staples of average size 100 
to lb, 4c. 

COMMON WIRE:—Price, $2.90 per 100 lbs. 

SHELF HARDWARE:—“In making out bills of hardware take each 
room separately and indicate each door or window where special stuff 
is required, and the hardware will be packed to suit.” 

“A door is left-handed if when viewed from the outside its hinges 
are on the left. The outside of a door is that side which is approached 
on entering a building or room. The outside of a door between rooms 
is the side opposite to that from which the knuckles of the butt are visible. 
All doors opening out should be designated as reversed doors.” A front 
door does not usually open out, but if it did it would be a reversed door. 


121 


In ordering certain classes of hardware it is necessary to specify right 
or left. 

Since we can not read several thousand pages of descriptive matter, 
or explore as many sq ft of shelving, is there no way of getting some fair 
idea on the price of shelf hardware? 

The following figures embrace pretty much all that the contractor is 
apt to meet in a specification. For several years I used just such a list 
as is presented here, and found it to work satisfactorily. Changes can 
be noted on it as the days go by and prices rise or fall. With some the 
danger is to put bronze finish in the place of real bronze. There is not 
so much difference between the various finishes of iron. Taking bronze- 
plated goods as a standard polished old-copper runs about 5% more; 
sand old-copper, 15 to 20, while Boston-finish and steel-finish, are about 
the same as bronze-plated. Real-bronze goods belong to another class. 
Some have had to pay for this information. 

HINGES OR BUTTS 

4x4 japanned,20c per pr; 30 in bronze finish; $2.00 in real bronze. 

4fx4f 25c per pr; 35 in bronze finish; 2.25 in real bronze. 

5x5, 35c per pr; 50 in bronze finish; 2.50 in real bronze. 

Double-acting Chicago butts, jap, per pr, If door, $1.20; If to 2", 

$3; bronze-plated, etc, $3 for If; $5.75 for If to 2; old-copper finish, 
unpolished, $2 and $4.30; antique-finish, sand-blast, $3 and $5.60 for 
same thicknesses. But a blank is often used with a butt as 1 is strong 
enough for the door, and this reduces the price. Blanks are about half 
the price of butts. Real-bronze butts of this kind are seldom used. 

The Chicago floor-hinge is used with spring at bottom and plate at 
top. For thin doors, $1.40 each door; for 2" doors, $1.75 japanned; in 
plated, antique copper, $1.75 and $2.10. 

These hinges must not be confused with screen-door goods which are 
sold from $1 to $2 per doz prs. 

Sometimes smaller butts than 4x4 are used. On 4 lists running from 
3fx3f to 5x5, the bronze-plated goods are in cents; 13, 14, 15, 20, 24, 
30c per pr; old-copper finish, 13, 15, 19, 23, 28, and 30c; polished and 
bronzed with ball tips, 19, 23, 24, 28, 31, and 43c; old-copper, sand-fin, 
ball tips, 16, 18, 20, 25, 30 and 34c. 

For wrt-steel loose-pin butts, used on ceiling doors, etc, the price is 
low: 2x2, 5c per pr; 4x4, 12c. In small quantities a higher price may 
be charged. 

WRT-BRASS BUTTS:—Open hinge, get exact number of sq inches, 
and mult by lfc for price of each hinge—not pr. These hinges are nar¬ 
row, middle, broad and desk. Narrow, 1" long, 2c per pr; 2" long, 3c; 
3" long, 8c. Middle, 2" long, 3c pr; 3", 10c. Broad, 2", 4c; 3", 12c. 
LOCKS:—A GOOD RIM-LOCK with knobs and plain, jap trim, 20c. 
Inside good door-lock, fit for any door, $1 with real-bronze trim com¬ 
plete; a larger size, $1.50. Front door-lock, $3.50; but a good one may 
be had for half that figure if real bronze is not desired. There are others 
that cost $5, and without much searching of shelves $20 could be spent 
on a front door. 


122 


SLIDING DOOR:—$1.50 to $3 and upwards. Sliding door-latches are 
a trifle cheaper, just as they are for ordinary doors. 

It is not necessary to pay even $1 for a mortise-lock. With jet knobs 
and bronze-plated trimmings a lock good enough for cottages may be 
bought for 30 to 40c. 

The Corbin “Unit” lock is something new. It is in 1 piece, and is 
merely cut in the edge of the door and the long escutcheons screwed in 
place. It looks well, but a carpenter objects to weakening the frame¬ 
work of the door. The lock costs about $6 or $7. 

A STORE DOOR-LOCK with trimmings complete may be bought for 
$5 in bronze; but $8 is the least that should be estimated for a good 
building. From this price we may run to $11, $15. and as high as we 
choose. A bronzed lock complete may be bought for $1. Dead-locks 
for stores, without trimmings, 85c each. 

THE MASTER-KEYED LOCKS on No. 2 were $2.75 each without 
trimmings. Common, bronze face, $1.25. 

DRAWER-LOCKS:—A really good article is worth 60c.; from that 
they are sold down to 10c. A good cupboard lock is worth 30c. 

Sometimes a combination of various goods is made; the following 
prices will be a help: 

ESCUTCHEONS:—Real-bronze for key only, 35c to 45c per doz; imita¬ 
tion, 25c; jap, 12c. For key and knob, real, 5£ to 6", $1.25 to $2; in 
various sizes with imitation finishes, 65 to 75c per doz. 
PUSH-PLATES:—3^x10, $7.20 to $8.40 per doz, real; imitation, $5. 
Persian-bronzed, $2. Larger sizes run from 35c each in imitation to 
$1.75 in bronze metal. 

DOOR-KNOBS:—Mineral, porcelain and jet knobs with jap mountings, 
run from 75c to $1 a doz; wrt-bronze metal, $4.25 to $5.50; jet knobs 
with bronze mountings, $1.75; bronzed wrt-iron knobs, $3. Better 
qualities of standard, bronze metal knobs run to $8 per doz. 
DOOR-SPRINGS AND CHECKS:—Blount, $4 to $6.40, according to 
thickness of door. Corbin combined, $2.10 to $5.60; Eclipse check, 
$1.25 to $2.50; Eclipse springs, 75c to $1.60. Eclipse spring and check 
go together. 

TRANSOM-LIFTS:—Bronze iron, ^x3' and 4', 20c ea; 5-16x4, 30c; 
fx5, 50c ea. With copper finish, add from 5 to 10c ea. 
FLUSH-BOLTS:—50 to 75c each in imitation; $1 to $1.50 in real. 
There are smaller and cheaper flush-bolts. 

CHAIN-BOLTS:—30% cheaper than flush-bolts. 

BARREL-BOLTS:—From 5 to 12c each. 

SASH-LIFTS:—Flush, imita, 75c per doz; real, 75c to $3. 

BAR-LIFTS:—Imita, $1.50 to $2.10; real, $3 to $4. Persian-bronzed, 
$1.20 per doz. 

HOOK-LIFTS:—Imita, lc to 3c ea; real, 5c to 10c ea. 

SASH-LOCKS:—Imita, 60c to $1.50 per doz; real, $1.75 to $3.25. 
PULL-DOWNS:—2c each. 

AXLE-PULLEYS:—$1.25 per doz down to 25c. Large sizes should be 
used. 

SASH-BALANCES:—They rise according to wt of sash. For ordinary 


123 


20-lb sash, $1.25 to $1.75 per set for 1 window complete. They run as 
high as $12 for large sizes. 

SASH-CENTERS:—15c per pr. 

DRAWER-PULLS:—Imita, 50c doz; real, $1.25. But there are many 
kinds and prices. 

WARDROBE-HOOKS:—Wire, 15c per doz; cast-iron, 40c. 

BRASS TRACK:—6c per ft; sheaves, 10c each. 
SHELF-BRACKETS:—4x5, 10c pr; 8x12, 30c; 16x20, $1. 

SCREWS:—From to 1£, 20c per gross; 1^ to 3", 40c. These prices 
are for bright-iron screws of average wt—the price of extra-heavy screws 
may run up several times as much. Brass screws cost about twice as 
much as iron. 

HEAVY STRAP-HINGES:—Allow 4 to 5c per inch of length per pr 
for an approximate figure; light, 25% less. 

HEAVY TEE-HINGES:—4 to 5c per inch of length. Take extreme 
length folded in each case. 

MORTAR HOES:—60 to 75c each. 

MORTAR WHEELBARROWS:—$2.75; common brick, $2.50. 

PAILS:—35c to 75c. 

SHOVELS:—90c, upwards and downw r ards. 

BRICK HODS:—80c; mortar, 95c. 

ROPE:—Manila, 15c per lb; sisal, 13c. The relative strength of Manila 
and sisal is 7 to 5. Approx wt of 1,200 ft—a full coil: 

3-16 i | i | | i 1" li H II 2" 

181b 25 45 100 160 200 300 360 570 800 1,200 1,500 

CHAPTER XVII 
PLUMBING AND GAS FITTING 
Some plumbers’ and steam-fitters’ catalogs have several hundred 
pages of descriptive matter and price-lists. Why expect more here 
than a mere glance at a subject which requires so much space if 
treated exhaustively? We may, however, set down some things that 
are not found in the catalogs which are full of an embarrassing wealth. 
SEWERAGE:—About the smallest trench that can be used is 18" wide 
by the necessary depth. Digging and backfilling mean so much more 
than the laying of the pipe that if they are carefully figured the rest is 
easy. In fair ground with a depth of 5 ft 50c per cy is enough, and 5c 
per If for the laying of the pipe. If sheet-piling is used allow from 5 
to 10c per cy extra. But too much depends upon the character of the 
soil to set any hard and fast figures. In soft ground an Omaha plumber 
allows 10c per If for 6 ft deep; and 30c to a depth of 14 ft. But these 
figures are too low, although for excav only. Of course they are reason¬ 
able if plenty of tunneling can be done. On 1,000 ft of pipe laid by an¬ 
other plumber to a depth of 5 ft, the time was 220 hours, or less than 6c. 
On 1,400 ft of pipe recently laid only 1 ft deep the cost of excav and lay¬ 
ing without cost of pipe, w T as 10c per If which is too high a figure. Laying 
of 12" pipe is worth 7 to 10c per ft; 4", 5c. 

Some work recently done in wet soil at a depth of from 4 to 5 ft with 
6 and 10" pipe cost for excav and laying 28, 31, and 43c, with more 
than 1,000 ft in each case. But suppose that rock has to be cut? Or 


124 


that 100 ft of a sewer are only 4 ft below the surface, while the next 100 
have to go through a deep bank? Each job has to be estimated to suit 
the local conditions. 

After a depth of 6 ft is reached the earth has to be handled twice, 
and a scaffold built in the trench to hold it. (See Chap 6 for prices of 
Omaha sewers A 

WATER-PIPE:—The time is practically the same as on sewer-pipe 
of same depth. Some plumbers allow less for water- than for sewer- 
pipes. The pipes come in 12 ft lengths, and a good deal of boring can 
be done if the soil is fair. For 5 ft deep 12c ought to be enough under 
ordinary conditions and digging the whole length. But this price is 
sometimes doubled and trebled owing to one cause and another. A 
long straight line can be laid cheaper than many short lengths. On 
several thousand ftof 6 and 10" recently laid the labor ran to 35c per ft; 
and on 500 ft to 48c. This included,—like the foregoing figures,—ex¬ 
cavation, laying and backfilling. 

A fair idea of what laying is worth may be obtained from the follow¬ 
ing figures put in by 8 bidders for 1903 work in New Hampshire. Price 
is given in cents per ft: 3,100' of 12", average 36c, from 30 to 43c; 4,800' 
of 10", aver 33c, 27 to 41; 2,800' of 8", aver 30c, 23 to 38; 10,000' of 6", 
27c, 20 to 35; 4,300 of 4", 24c, 19 to 32. 

On a contract in another part of the country the price ran, 12", 33c; 
10", 25c; 8", 22c; 6", 20c; 4", 19c. 

On 11 bids for 10,000' of 48" in Boston the successful figure w r as $2.25; 
highest was $3.53; average, $2.73. 

For ordinary supply-pipes to a building 8c per ft is a safe enough 
figure in fair soil; only about half the line is excavated and the rest 
bored with an auger thus reducing the cost per ft. 

Inside of a building a man will lay 100 ft of lead supply-pipe in a day. 
If galv iron is used allow about same. 

SOIL-PIPE:—It is hard to give a figure that will apply to all buildings. 
How many branches are there? How many bends and angles? Or is 
it in a straight line? Sometimes a plumber will take a day to 40 ft; 
again he may do 100; a fair average is 50 ft. A good deal depends 
upon the size—4 and 6" are given above. Soil-pipe has to run a dis¬ 
tance of 4 ft outside of buildings in Omaha. Sewer-pipe is not allowed 
inside a building. The weights for extra-heavy pipe are: 2", 5.5 lbs; 
3", 9.5; 4", 13; 5", 17; 6", 20; 8", 33.5; 10", 44; 12", 54. An 8" pipe 
is nearly 3 limes as heavy as a 4", and this counts in the labor. 
VENT-PIPES:—When run singly they are from 1^ to 2" diam. Allow 
75 ft in a day for 1 man; 4", 45 ft; 6", 40; 8", 35. 

WASTE-PIPES:—For water-closets, 4"; cesspools and slop-sinks, 2" 
and 3"; other fixtures from 1£ to 1£. The time on w'aste-pipes is in¬ 
cluded in the fixture time. 

FIXTURES:—“Allow $10 for connecting up each fixture all supply 
and soil-pipes being in place ready to connect.” Sometimes the work 
can be easily done for half; a fair average is $5, but residence work 
costs a trifle more than warehouse. Wash-basins in ranges should 
be connected at rate of 2 in 8 hours for 1 man. 


125 


A water-closet ought to be connected for $5. A plumber should do 
the work in ^ day; f of a day is ample. It should never take a whole 
day unless at a far distance frcm the shop, for plumbers usually report 
there in the morning instead of at the building. A day’s work should 
be 3 closets, all rough pipes being in place. Not so long ago safes had 
to be put below water-closets, and it took longer time to finish; but 
now open plumbing is universal, and usually compulsory. In ranges 
allow about same time. 

All pipes being ready a bath tub should be set for $2. For a house 
with bath, water-closet, and wash-bowl in bath room; with sink and 
boiler in kitchen; and water-closet and sink in cellar, allow 6 to 12 
days for 1 man to rough in and finish complete; 9 is a good average. 
SLATE:—Setting per sq ft costs about 10c. 

DOORS:—Hanging water-closet doors, 8 of pine in a day for 1 carpenter. 
Some men will do 10. 

TUBS:—To set a range of 3 laundry tubs, 1 day. 

METER:—To connect a small meter for house, 13; a large one for 
factory, $10. The Omaha Water-Works Co. connects meters free of 
charge. 

HYDRANT:—To connect yd hydrant, $2. 

PUMPS:—To connect a pitcher pump, $1.20. 

Plumbers’ wages are 55c per hour; helpers’, 20 to 25c. For an ap¬ 
proximate estimate allow from 20 to 25% of the cost of material for 
labor—but some bath tubs cost $30, some $150, while labor is about the 
same. Plumbing and heating run about 10% of cost of building. 


MATERIAL 

CAST-IRON SOIL-PIPE, SINGLE-HUB 

Size in inches. 2 3 4 5 6 8 10 12 

Price per ft, standard.13c 17c 21c 32c 37c 70c $1.10 $1.60 

Price per ft, extra-heavy.15c 28c 35c 50c 56c 1.22 1.62 2.16 

Extra-heavy is almost always used, so that the caulking can be done 
without bursting the pipe. 

DOUBLE HUB 

Standard.16c 20c 24c 36c 45c SOc $1.62 $1.90 

Ex-heavy.21c 37c 45c 66c 76c 1.22 1.95 2.49 

Both single- and double-hub pipe comes in 5-ft lengths. On average 
work allow 35% of straight pipe for all fittings; water-pipe, from 38 to 
40%; vent-, 45. 


Inside diam. 

Straight pipe 

SEWER-PIPE 

Curves 

Traps 

Weight per ft. 

3 

5c 

16c 

55c 

6 lbs 

4 

7c 

19c 

66c 

9 “ 

5 

8c 

24 c 

80c 

12 “ 

6 

10c 

32c 

90c 

16 “ 

8 

13c 

48c 

1.26 

23 “ 

10 

19c 

67c 

1.90 

33 “ 

Other fittings may be approximated from 

the foregoing list. June- 


tions are about 15% more than curves; double junctions, 50%; and 
increasers. decreasers, and slants, about the same. 







1 26 


per ft 

Wt per ft Lead for 

ea joint 

yarn in 

Water 

Gas in 

lbs 

oz. 

15 lb. 

13 lb. 

34 

6 

22 “ 

18 “ 

44 

7 

32 “ 

30 “ 

8 

9 

42 “ 

40 “ 

11 

11 

60 “ 

50 “ 

15 

13 


CAST-IRON WATER- AND GAS-PIPE 
AVERAGE WT OF PIPE AND JOINTING MATERIAL 
Inside diam. 

Inches 

3 

4 
6 
8 

10 

Weight of fittings for water-pipe for the 5 sizes given: Elbows 40,70, 
102, 205, 260; bends—50, 80, 133, 201, 300; sleeves—24, 40, 70, 120, 150; 
plugs—8, 12, 20, 40, 60; tees—3", 60; 4, 115; 4x3, 85; 6, 190; 6x4, 155; 
6x3, 140; 8, 260; 8x6, 250; 8x4, 235; 8x3, 190; 10, 430. Crosses—75, 
120, 109, 225, 200, 175, 325, 285, 255, 206, 565, to suit the 11 tees given. 

The wts for gas-fittings are from 10 to 15% lighter than for water. 

Cast-iron pipe comes in 12-ft lengths. The wts vary 5% either way. 
The price of pipe is about 2c per lb; of fittings, 3c. 

WRT-IRON PIPE FOR STEAM. GAS, AND WATER 
BLACK AND GALVANIZED:—The following prices are for black 
pipe; w r hen galv it costs about 40% more: 

Standard Extra-Strong 



Wt per ft 

Price per Wt per ft 

Price per 

Inside Diam 

in lbs 

ft in cts 

in lbs 

ft in cts 


.24 

2.25 

.29 

7 

i. 

.42 

2.25 

.54 

7 

1. 

.56 

2.25 

0.74 

7 

4. 

.84 

3.3 

1.09 

74 

1. 

1.12 

4. 

1.39 

9 

l. 

1.67 

5.5 

2.17 

134 

H. 

2.24 

7.3 

3. 

18 

14. 

2.68 

9. 

3.63 

214 

2. 

3.61 

12.7 

5.02 

30 

24. 

5.74 

20. 

7.67 

49 

3. 

7.54 

24. 

10.25 

63 

4. 

10.66 

39. 

14.97 

90 

6. 

18.76 

68. 

28.58 

1.74 

Double ex-strong 

is about 50% more in 

price and wt than ex-strong. 


LENGTHS:—From 16 to 20 ft; average 18. 

CUTTING AND THREADING:—Each cut and thread up to f, 3c; 
1, 3Jc; 14, 34c; 14, 4c; 2, 6c; 3, 12c; 6, 32c. This threading is done 
by a machine; when done by hand it is worth at least twice as much. 
Couplings are about 30% lower in price than 1 ft of straight pipe of 
same size; small ells are lower, large ones higher than straight pipe; 
small unions, about same,—large, 50% higher; tees, about same, except 
in larger sizes which are higher; crosses, same in small pipe, twice as 
high in large. 

GLOBE-VALVES:—li, $1.25; 14, $1.60; 2. $2.50; 24, $5.60; 3, $7.70; 
4, $9. 















127 


GATE-VALVES:—1 SI.60; 2, $2.50; 2£, $3.65; 3, $4.40; 4, $6.25; 

6, $9.75; 8, $16. 

SMALL LEAD PIPE:—8c per lb. 

WATER-CLOSETS:—Which of more than 400 styles is to be taken as 
a standard? Siphon-jet, wash-down, and wash-out are the 3 leading 
styles, A good siphon-jet closet with tank, pipes, etc, complete may be 
bought for $25; other styles may be had for $20; some people with 
more money than sense might find their ideal at $70. A wash-out closet 
costs about $15. These prices do not include setting. Low tanks being 
almost noiseless are coming more into use. 

URINALS:—Earthenware urinals are of different sizes and styles. 
They run from $4 to $6 ea. If slate urinals are used the slate must be 
taken by the sq ft and the fittings allowed extra. 

SLATE:—At the thickness of 1", 50c per sq ft; 1£, 60c; 2", 80c. 
ITALIAN MARBLE:—f, 80c; li, $1; 2, $1.50. 

Slate partitions are 4 ft high by various widths, from 14" to 4 ft, 6 in. 

Allow 10c per sq ft to set slate; marble is used for basin-tops and such 
trimmings. In general the cost of putting it in place is included in 
fixture allowance. 

Water-closet doors run to about $8 per pr finished by painter. If 
hinges are of best quality nickel-plated, allow $4.50 per door—not per 
pr of doors. Nickel-plated standards to keep slate up from floor, $2 ea. 
They are 14" long. Rail on top of slate partitions, 40c ft. Angles and 
bolts to hold slate, 30c each. 

BATHS:—There is no limit to the cost of baths. Enameled tubs may 
be had for $15 in 4 ft; $20 for 4 ft 6 in; $24 for 5 ft; $25 for 5 ft 6 in lengths, 
with all necessary trimmings. Long baths are seldom used now. In 
porcelain the same sizes would cost about $150. 

Shower-baths are a trifle cheaper than tubs, and if a cement floor is 
put down they can be used ’where the space is limited. With a single 
pipe $10 might buy a bath of this kind. In a recent and excellent work, 
“Municipal Engineering & Sanitation,” by M. N. Baker, associate editor 
of “The Engineering News,” this style of bath is recommended on 
account of its cheapness. It would seem to be necessary in our summer 
climate if Mr. Baker’s statistics are correct; for it appears that only 
3 to 5% of houses in such cities as Baltimore and Boston have baths. 
The building codes ought to be so amended that all new houses should 
have at least some cheap bath. St. Louis has set a good example in 
this way. 

LAVATORIES:—Square, with marble slab and back, brackets, basin 
and all fittings, $15; corner, $18. With floor-slab, etc, from $50 to $75. 
Porcelain is much dearer. Enameled iron, from $10 up. 

BOILERS:—For galv-iron boilers used in kitchens with stands, coup¬ 
lings and tubes; 30 gals, $7.50; 40, $10; 52, $16; 79, $24. The same 
sizes with coils are worth additional: $8.40, $9.60, $12.80, $14.40. These 
prices are for standard boilers; ex-heavy cost 20% more. 

SINKS:—For kitchen-sinks, enameled-iron, the usual size of 18x30, 
allow $2.40. There are many varieties, sizes, and prices. 


128 


Roll-rim sink with back, $10; with drain-board and back full length, 
$19. 

LAUNDRY TUBS:—Price of 2 part, $17; 3 part, $25, including stand¬ 
ards and all fittings. 

Sheet lead, 7c; solder, half and half, 20c per lb. Kidder gives 7 lb 
lead to sq ft for roofs and gutters; 6 for ridges; 4 for flashing. 
WATER-METERS:—Small § meters for dwellings are sold by the 
Omaha Water-Works Co. at $11.50 ea. 

GAS-PIPE:—For all pipe 1" and under allow 12 to 15c put in building 
complete. An average day’s work for 1 man is £0 ft; it was formerly 
set at 100, but now the day is shorter. 


CHAPTER XVIII. 

HEATING AND LIGHTING 

The heating systems in ordinary use are steam, hot-water, hot-blast, and 
furnace. Heating by electricity is a matter for experts to deal with. 
PRICE:—The price of pipe is given under “Plumbing.” Standard 
wrt-iron pipe is used—not extra-heavy. The number of feet of radiation 
being obtained an approximate price of work in place may be found by 
mult by 75c per ft without boiler; 85c with boiler. Plain buildings do 
not quite reach these figures, but dwellings with hot-water heating often 
run to $1. Hot-water is higher than steam by 15 to 35% as more radi¬ 
ation is required. Boilers are sold at all prices. A hot-water boiler 
for 1,000 to 1,200 ft radiation can be furnished and set for $180 to $190. 
RADIATORS: They are ol many kinds and sizes. The standard 
hight is 38". In the catalogs the number of sq ft is given for each loop 
or section. Allow 25c per sq ft for radiator without valves and fittings. 
Allow 3 ft of 1\" straight pipe as an equivalent of a sq ft, and price pipe- 
radiators same as the newer style. 

Radiator-valves run from 50c to $4. A fair valve may be bought 
for $1.50. Steam valves are the most expensive. Hot-water. 1" 76c- 
1R $1.08; 1£, $1.50. Steam: 1", $1; 1± $1.25; 1£, $1.70. 

Radiator-pedestals or feet, are from 5 to 15c each. Pipe-hangers 
from 8 to 15c each. 

M hen a pipe is over a certain length an expansion-joint is required. 
The expansion averages 1 inch in 50 ft. The price is regulated to some 
extent by the expansion or “traverse.” For 10-inch traverse allow the 

i°,o 0wi S g price f : 3 " pip e ’ |12 ; 4 > $2°; 5 > $25.50; 6, $32; 7, $40; 8, 
$48. But a 10' traverse is longer than the standard which for a 3" pipe 
ls 4 ,3R 5", 4; 6", 5; 8", 7. The price of a 3" ex-joint is about 
$6.o0; 4, $10.o0; 5, $17; 6, $19.50; 8, $39. All prices given are for iron 
body, brass sleeves and flanges—screw-ed joints are from 10 to 50% 
cheaper. Brass expansion-joints are sometimes used for the smaller 
sizes. They run about 50% higher in price than iron. 

( OILS. Allow 30c per sq ft for 1" coils of fair length, set in place 
PIPE-COVERING :-The best has 85% magnesia Coupled withl6% of 
other constituents. The price delivered in Omaha is for 12" pipe 65c- 
10, 56c; 8, 50; 6, 40; 5, 36; 4, 28; 3, 23; 24, 19; 2, 17; 1J, 14; 1J, U 
A cheaper covering is asbestos and woolen felt: 2", 9c; 2£, 10; 3, 11; 


129 


3i 13; 4, 14; 4$, 15; 5, 16; 6, 18; 7, 22; 8, 24; 9, 26; 10, 32c. Wool 
felt is often used to cover cold-water pipes. 

These prices include canvas covering and metal bands. An ell is 
worth about the same as a If of same size; a tee and valve about 30% 
more; a cross from 60 to 70 more than a straight ft; but for such angles 
the raw material is usually plastered on—a bag of raw material costs 
about $4. Sections of covering are made 3 ft long. Plain 1" lagging for 
boilers and such work is worth about 21c per sq ft put on. Magnesia and 
asbestos coverings are used above ground; for underground work 
Wyckoff covering is better. It is made of asbestos in a hexagonal wood 
duct from 8 to 12 ft long. For new work the pipe is put in on end—for 
work in place the box is split. Allow for raw material: 4* pipe, 32c; 
5, 38; 7, 52; 8, 59; 10, 76. The box is, of course, larger as these sizes 
are for pipe. Sometimes asbestos is used below ground in a box, but 
Wyckoff is better. Allow lumber at regular price, and 5c per If for car¬ 
penter labor alone. 

LABOR:—For laying 3 or V pipe in a box several hundred ft long with¬ 
out a turn, allow from 3 to 6c per ft. The lengths are merely to be 
screwed together. No. 2 has about 300 ft of 6" hung to girders in a 
tunnel; allow about 12 to 15c. When such lengths are used an ex¬ 
pansion-joint is necessary. 

For inside of a building allow for risers, etc, from 8 to 10c per ft. The 
lengths are short and require extra labor. A radiator should be con¬ 
nected for $1.50 to $2 for steam,which is usually connected at only 1 end; 
for hot water 50c more ought to be sufficient. 

Radiators weigh about 7 lbs to sq ft; allow $5 per ton for hoisting. 

As with all kinds of work short material and angles take most labor. 
The estimator must make allowance for the character of the job. Ap¬ 
proximately allow 25% of price of material for labor. Wages are 50c 
per hour for fitters, and 25c for helpers. 

From 4 to 7c ought to cover digging and laying of box for pipe; or 
for Wyckoff covering, as trench does not require to be deep. Allow 
for pipe. Pipe-covering ought to be put on at 3c for small pipe up to 8 
or 10 for the largest sizes; but everything depends upon the number of 
angles. 

For the heaviest kind of work, with pipes from 2* to 16*, allow 25% 
of total cost of material for labor. On a very large equipment with 
steam-, w r ater-, and air-pipes, this was exact figure. 

RADIATION 

There are various rules for obtaining the number of ft of radiation 
required. Each room is sometimes taken by itself on a different basis; 
again glass is considered, and its surface with respect to total wall ex¬ 
posure; and Baldwin sets a rule that the wise stand by. A building 
divided into small rooms requires more than a large hall or room. Halls 
and sleeping-rooms are not heated so much as parlors. Some take the 
cubic ft and divide by 60, and up to 100, or even 150 for large spaces; 
others go as low as 30 for a unit. The quotient gives the number of 
sq ft required for steam; hot water requires 20 to 25% more. For ordi¬ 
nary buildings divide the cubic ft by 40 and mult the sq ft of radiation 


130 


thus obtained by $1 for the cost with boiler. Plain buildings are some¬ 
times heated with coils for as low as 4c per cf without boiler. An exact 
estimate can be had by making a piping plan and taking off the material 
and labor in the ordinary way. Both steam and hot water can be in¬ 
stalled with either the single or dbl-pipe system. The water may be 
returned to the boiler in the same pipe by which steam or hot water is 
supplied, but a heavier pipe is required, and many experts prefer the 
2-pipe system. 

For steam allow 35% of straight pipe for fittings, for hot water, 40. 
When there is little time to take off a bill in detail this will serve for an 
estimate. 

The pipe radiator is not so much used now, as the others serve for 
both steam and water instead of steam only as it does. Each loop or 
section has from 5 to 10 sq ft of heating surface, varying with hight and 
width, so that a price can not be set without size and number of loops 
if the work is taken in detail. 

HOT-BLAST:—I have had something of a prejudice against the fan 
system since No. 3 was built. There the hot air was pumped from the 
basement at such a rate that it went through the roof without having 
time to call in the offices. The tenants used to sit with their overcoats 
on while the fireman worked below without a shirt, throwing coal into 
the “Nebuchadnezzar” as fast as the wagons could haul it. The coal, 
overcoat, and vacant-office bills ran so high that the system was torn 
out and steam put in its place. I have been assured that office-build¬ 
ings are now successfully heated by this system,—the 13-story Builders’ 
Exchange at Buffalo, for example;—but having once shivered, I want 
to be shown, if the Missourian phrase may be allowed in a hot-air d s- 
cussion. 

But for halls, schools, theaters, manufacturing buildings, etc, the sys¬ 
tem is a success if carefully installed. Nos. 7, 8, and 14 are heated with 
it. As a rule the manufacturers put in the plant themselves. An aver¬ 
age figure for complete system is from 7-10c to lc per cu ft. But this 
does not include any boilers or supply-pipes leading from them. There 
are various methods of installing the plant; sometimes ducts are used 
below the floor; sometimes pipes overhead. Prices vary according to 
plans. 

FURNACES:—Approximately, allow $16 per room in houses for fur¬ 
naces ready for lighting. Same may run more, some less,—5 to 7 rooms 
about $18. The heating capacity is found by cubing the entire house 
if it is all to be heated. The figures in the first column of the following 
table give the outside diam of the furnace casing; in the second col the 
number of cf heating capacity; in the third col the price del’d at build¬ 
ing, but not set. There are, of course, a hundred different styles with 
as many different claims, so that some allowance has to be made for a 
departure from an average type. 


36 inches 10,000 to 12,000 cf. $56 

40 “ 12,000 “ 15,000 “ 67 

42 “ 15,000 “ 18,000 “ . . . .. 80 

44 “ 18,000 “ 23,000 “ 94 






131 


48 inches 23,000 to 30,000 cf .$109 

50 “ 30,000 “ 40,000 “ . 120 


A margin of safety is allowed, however, as a furnace should not be 
driven to the limit. A 40" is usually put in a 5- to 7-room cottage com¬ 
plete at $117. A soft-coal furnace is a little cheaper than one for hard 
coal. 

Pipes of an average size may be estimated in place at 25c all through. 
These are double; 6x22 single, lined with asbestos paper, 35c in place. 
An easier way is to allow $3.50 to $4 per run for all pipes to first floor; 
and $8 to second, including box and shoe. 

Elbows run from $3'to $6 per doz; 8" and 9", about $ 3.50. 

After material is made ready it does not cost much to put it in place; 
average 8-room houses run from $20 to $28 for all labor on furnace, 
pipes, and registers. One roll of asbestos paper is sufficient for the 
large pipes when they are used. The carpenter sometimes makes the 
fresh-air duct from the nearest window. 

There are about 35 furnaces to a car-load. 

There are many kinds of registers; but a fair idea of value may be 
had from this list: 


Size in Floor- 

inches. Register Reg-face border 

4x 8. $0.45 $0.18 $0.28 

7x10.50 .30 .32 

9x12.63 .41 .39 

10x12.72 .45 .41 

10x20. 2.69 1.32 1.16 

10x24. 3.65 1.54 1.54 

12x20.'. 2.70 1.35 1.20 

12x24. 3.66 1.56 1.56 

16x30. 8.00 3.60 3.60 

18x36. 11.40 4.65 3.60 

30x30. 15.00 5.40 4.85 

38x42. 36.00 15.00 11.00 


These prices are for black-japanned; white-jap are 20 to 30% higher; 
gold, silver, copper, nickel-plated, or bronzed-finish registers are also 
about 30% more than black-jap. There are many other finishes and 
designs with special prices. The ordinary wall-frame is 2" deep; 4" 
costs about 50% more. 

LIGHTING 

ACETYLENE is conveyed in pipes the same as gas, so that that part 
of an estimate goes on the 12- to 15-cent a foot price as gas-pipes do. 
The basis for usual illumination is 25-candle power to each square—the 
incandescent lamp is rated at 16-candle power. A room 10x10 lighted 
with acetylene would therefore have more than 1£ incandescent power. 
Burners are $4 per doz. Fixtures are of all prices like those for gas and 
electricity. 

The generators FOB Omaha run about as follows: 

For 35 light . .. .$120 For 75 light.$200 For 150 light. .. .$360 

“50 “ . 140 “ 100 “ . 240 “ 200 “ -400 



















132 


The installation of the generator is merely a •case of lowering it into 
place and connecting it. It is easier set than a small furnace. 

Sometimes a double generator is used and that runs up the price, but 
makes a better plant. Then some manufacturers put in better material 
than others, or charge a higher percentage for their work. With good fix¬ 
tures complete I have seen bids for 150 Its, dbl generator at $784; 200, 
$822; 300, $894; 400, $1,000; and again a plant to run 75 to 100 Its, 
single generator, with fixtures complete for $425. 

The government has lighted Fort Meyer, Va., and 14 Indian schools 
with acetylene. 

ELECTRIC LIGHTING .... 

Allow $2.50 on average house work, for each It with wiring, switches, 
cut-outs, sockets, etc, complete. This is for open work, weather¬ 
proof wire. For concealed work with rubber-covered wire, $3. For 
open work, wire only, $2 per It. These prices are per It, not outlet, as 
an outlet might have half a dozen Its. No. 14 wire is used for ordinary 
work. An arc It costs about $30. It is impossible to set a figure on 
the work for such buildings as Nos. 7 and 8; and the bids showed that 
even experts do not agree on values. 

CHAPTER XIX 
TILING 

PRICE:—Out of 18 designs at hand 17 run from 50 to 65c per sq ft of 
hearth-tile FOB Omaha. The exception is a white body and white and 
gold for a border. That runs to 80c. The sand and cement are to be 
added, and also the laying. Usually everything has to be prepared for 
the tilelayer up to within 1 inch of finished surface, so that there is only 
\ n to f* of mortar. A layer and helper should finish a hearth in a day; 
with 2 in a house 1^ days are usually sufficient. But time is taken up 
going from building to building as the w 7 ork does not last long. The sur¬ 
face is small, so that profit can not be made very large at best; express- 
age is to be paid both going and coming, and store rents are always 
collected. Allow from 75 to 90c per sq ft in place for the average hearth. 
All these hearth prices include border. 

FLOORS:—Marble tile, black and white, about 10xl0x|, 45 to 50c per 
sq ft laid with ^ of cement. Tennessee marble, 6x6, with concrete, 
60 to 75c per sq ft. 

Cement tile laid on 2" of concrete 28c for square blocks about 10x10; 
for octagon, 2c less. Concrete from 2 to 3 inches deep is put from 7 to 
8c per sq ft and included. 

Hexagon, white, vitreous tile, 3 inch, with concrete, 70 to 75c—on a 
large piece of plain w r ork 50 to 55c is enough. 

Hex, buff, unglazed, 3 inches, with concrete, 40 to 45c. 

Encaustic tile, including 2 inches of concrete, 45 to 50c. 

Contractor’s profit is included in the foregoing prices, which are for 
w 7 ork done or from bids put in. 

But the size of tile has to be considered. The factory list has 4 divi¬ 
sions according to number of pieces in a sq ft; 4 to 65; 65 to 129; 129 
to 513; 513 and more. The following vitreous list, FOB Omaha, will 
give a fair idea of the difference in price: 


133 


White, cream. 36c 48e 60c 72c 

Silver gray. 37c 49c 61c 73c 

Celadon, sage, light green, light blue. 43c 55c 68c 80c 

Dark blue, dark green. 52c 54c 76c 91c 

Pink. 58c 71c 83c 96c 


In plain colors, semi-vitreous, 7 varieties, 4 divisions: 24c, 40c, 54c, 70c 
THICK TILE:—f, 30c; 1", 35c; unglazed in 7 plain colors. Glazed 
tiles are worth from 30 to 60% more than unglazed. 

Imitation mosaic tiles from 30 to 55c per sq ft. 

Inlaid tiles, unglazed, above 1£ xl£,from 70c to $1.50, depending 
upon the colors. Glazed, from 30 to 60% more. 

Round tile are sold at the same rate as sq tile of same size. 

Enameled tile in the 4 divisions run 50c, 65c, $1.30, $1.85. These 
prices are for various colors; ox-blood, red-enamel is about 15c per sq ft 
extra in each division. 

For antique or dull-finish tiles on white body add 25c per sq ft to 
enamel prices. 

Out of more than 100 floor designs with unglazed tile the lowest price 
is 24c and the highest 65c. Most are between 25 and 35c. Borders are 
the same, or a little more or less, depending upon the pattern. 

Ceramics, thick, mounted on paper or twine, run to 35c per sq ft in 
several dozens of patterns. Borders are about the same. These tiles 
are usually about £ to 1 inch round, sq, or hexagon. 

Ceramic, mosaic, enameled tile are about 3x4x£ and cost 65c. 

For all kinds of floor-tile add 10c per sq ft if less than 25 sq ft in order. 
Letters or numbers, 10c each. 

WAINSCOTING:—With cap and base included from 55 to 65c per 
sq ft. Special designs are of course higher in price, but the foregoing 
prices FOB give a beautiful piece of work in enameled and majolica. 
But white enameled 6x2 can be set complete on a good sized piece of 
work for 65c; white opalite about 10c less; and there are wall-tiles at 
40c set; 75c to $1 is safe. • 

MANTEL-FACINGS:—Here we enter the region of high art with prices 
to correspond. For the 6x6 size 17 tiles are allowed to a mantel; for 
the 4£x4£. 26. For the set, enameled, from $2 to $6; gold decorated, 
$8 to $12; Palissy decorated, $4; gold and Palissy, $12. But in re¬ 
naissance the prices soar from $10 to $50. If special designs the cost 
is even more. 

DECORATED TILE:—Palissy, embossed, from 80c to $1.75 per sq ft; 
gold, $1.50 to $3; gold and Palissy, $2.15 to $3.75. Solid gold on plain 
tile, $4 to $5. Hand-painted work is priced according to the reputation 
of the artist. 

BASE, CAP, COVE AND BEAD-TILES:—The prices run from 12 to 
25c for each piece 6" long, Angles are 50% dearer. These prices are 
for glazed or enameled tile—gold decorated work is from 2 to 3 times as 
much more. 

MEASUREMENT:—An accurate plan should be sent to the factory. 
One plan is better than 10 letters. Tile should be measured by the sq 
ft; cap and base for wall-tile may be taken by the If, each tile figured 







134 


6" long. Special care must be taken with all angles, stops and returns. 
QUANTITY:—There is always waste in laying. The factory sends 2% 
more than enough to cover the surface unless special orders to the con¬ 
trary are given, so that this extra must be included in the price. Tile, 
unlike pressed brick, may be returned. One bbl of Portland cement 
will lay 100 ft of tile. Make mortar 1 to 1. Concrete should be 3" deep, 
of 1 to 3 if natural cement is used. (See Chap 3.) Wood strips are 
required for guides. The "Tile Manufacturers of the U. S.” specify 
Keene’s imported cement for wall-tile joints. 

"FACTS ABOUT TILE.” Enamel and wall-tiles when packed weigh 
about 5 1-5 lbs to ft; plain unglazed floor-tiles, about 6 lbs; vitreous 
floor-tiles, 64 . Ceramic, mosaic, tiles, thick, 2f lbs to ft; plain and 
vitreous floor, as well as enamel and wall-tiles, are about 4 thick. A 
large bbl holds about 85 ft of wall- or enamel-tile; small bbl, 50 to 60 ft; 
large bbl, 60 ft of plain unglazed tile; small bbl, 52. 

Concrete is often put down upon a rough wood floor; sometimes the 
floor or support is cut in between the joists; again, expanded-metal is 
used: the base must be estimated in its proper place separate from tile. 
All work is usually prepared to within 1" of finished surface for the tiler, 
unless a specially thick tile is used. Allow 4 for mortar in all cases. 
LABOR:—The prices already given, unless otherwise specified, are FOB 
Omaha. Hauling, mortar, and labor are to be added. Ceramics are 
not much more difficult to lay than ordinary tile for they are all mounted 
on paper or cord. 

Number of pieces of different sized tile in a square foot. 


Size 

In a 
Square 
Foot 


Size 

In a 
Square 
Foot 

Size 

In a 
Square 
Foot 

6 x6 

4 

9 

x3 

5i 

2 xl 

72 

4| x4| 

8 

n 

x3f 

5} 

24 xl* 

64 

3 x3 

16 

6 

x4 

6 

14 x i 

128 

2* x2i 

32 

6 

x3 

8 

6 in. oct. 

44 

2 x2 

36 

6 

x2 

12 

44 in. “ 

94 

14 xl4 

64 

6 

xli 

16 

3 in. “ 

18f 

11*6 Xl 1*6 

128 

6 

xl 

24 

6 x3 hex. 

101 

1 xl 

144 

6 

X f 

32 

6 in. “ 

64 

f x \ 

256 

6 

x 4 

48 

3 in. “ 

24 

1 Y 1 

2 X 

576 

4i 

x2i 

16 

2 in. “ 

54 

6 diag. 

8 

4* 

xlf 

22§ 

1 in. “ 

205 

4* “ 

16 

4* 

xiA 

32 

3 in. lozenge 

184 

3 “ 

32 

4* 

X f 

45 

3 in. triangle 

37 

2* “ 

64 

4 

x4 

9 

14 in. “ 

144 

2 “ 

72 

3 

xU 

32 

| Round 

250 

H “ 

128 

3 

xl 

48 

Stars 

44 

Ve “ 

256 

3 

X i 

64 

Cross 

63 

1 “ 

288 

3 

X 4 

96 

14 Round 

814 

1 “ 

4 “ 

512 

1152 

3 

X i 

192 

Cusps 

298 























135 


CHAPTER XX. 

ODDS AND ENDS 

MINERAL WOOL:—This is a fibrous material of the nature of glass. 
M ood strips are sometimes used and must be included in est according 
to thickness of wool on floor. Sometimes strips are nailed on sides of 
joists and boards laid across to support the wool in the same way that 
almost all houses in the United Kingdom are deafened with cinders and 
mortar. Details should be seen before est is made. Floor is at least 
\\" thick. Outside walls are often packed full width of studs. 

Allow 1 lb per sq ft for each inch in thickness, but deduct all openings, 
chimneys, studs, joists, etc, and proceed on exact surf. The material 
is packed in 3-bu bags, for which a price of 10c is charged, but as with 
hard plaster, etc, they are returnable at cost if freight is prepaid. The 
following table gives wt, price, etc: 


AVERAGE 

Lbs. 

per 

Cubic 

Foot 

Square 

Foot 

1 inch 
thick 

Cubic 

Feet 

to 

Ton 

Cost per 100 
lbs. (in ton 
lots) at 
Factory 

Cost per Cu- 
Foot at 
Factory 

In ton lots 

Ordinary Slag Wool . 

12 

1 lb 

166 

$1.00 

12 c 

Selected Slag Wool.. . 

9 

| lb 

223 

1.67 

15c 

Extra Slag Wool.. . . 

6 

i lb 

333 

4.00 

24c 

Ordinary Rock Wool 

12 

1 lb 

166 

2.00 

24c 

Selected Rock Wool . 

8 

§ lb 

250 

4.00 

32c 

Extra Rock Wool . . . 

6 

i lb 

333 

7.00 

42c 


Note.—In less than ton lots add 25c per 100 lbs to factory prices. 

The wool usually put in buildings costs about $17 per ton FOB Omaha 
in car-load lots—30% more in small lots. A minimum car-load is 10 
tons. The labor of putting it in place varies according to thickness. 
It may be averaged at 12c per cf, although floors should not cost more 
than half. But both for labor and material it is necessary to watch 
ceilings as joists are sometimes stripped with a band of corrugated iron, 
stapled on edge with metal lath below and wool laid on top of lath. 
Strip is at least 1" wide, but sometimes 2 for fire protection. Staples 
for lath may have to be 3" long. 

Brick walls are sometimes furred, double boarded with paper between, 
then lined with mineral wool between studs, and boarded on face before 
finishing. This to emphasize the necessity of seeing full details. The 
complete cost of protecting a house is set at from $75 to $250 according 
to size. 

DEAFENING QUILT:—This material is made 1 yd wide and bales 
contain 500 sq ft. Single-ply bales occupy about 8 cf of space, and cost 
about 80c. Double quilt weighs 125 lbs per bale, and costs $1.20. 
UNLOADING:—Given the proper place, car, and facilities, we are now 
assured that a car of earth can be emptied for lc. Building contractors 
have neither place, car, nor facilities for this kind of work. 

To unload crushed stone from cars allow from 20 to 25c per ton. 












136 


More than 1,000 tons on No. 7 and other buildings were unloaded for 20c. 
Equal quantity of sand cost 10c. But sand costs more in winter. On 
some of the cars for No. 2 the sand froze in such shape that it cost twice 
as much to move it. At all times bank sand is easier handled than river 
sand. The one is worth 5c per yd more to handle than the other. On 
railroad work earth and ballast are dumped from cars for 10 to 16c. 
Loading of gravel, 7 yds for 1 man in 10 hours. 

BRICK:—Allow 25c per 1000 to unload from car and put on wagon; 
loading at brickyard is worth from 25 to 40c. 

SLATE:—See Chap 14. 

LUMBER:—Allow 50c per M for 2 " lumber; f is worth about 75c. 
WRECKING:—Each building has its own environments—only a hint 
can be given Allow for brick basement and frame above, 3c per sq ft 
where everything is handy; twice that price might not be enough. For 
2 - to 3-story brick buildings, 5 to 8c. If work is laid in good cement 
more time is taken than if old, lime mortar falls out of joints. On a 
high wall the cost of carefully taking down 185,000 brick wall measure 
was -$450. Then the inside might be full of well-framed carpentry, 
or might be vacant. For 1-story brick 3^ to 4c ought to be enough if 
there is no basement. In general the brick taken out of old walls do not 
more than half pay for wrecking and cleaning. 

RAISING ROOFS:—For heavy roofs about 20 to 30 ft from ground 
allow 8 to 9c per sq ft of floor surface. 

ELEVATORS:—For hand elevator 4x4 to 5x5 with 2,000 lbs capacity, 
1-story building, erected complete, $125 to $140. Allow $10 additional 
for each extra story. For 8x8, 5,000 lbs capacity, electric, with motor, 
1 -story, $1,300 to $2,000. Safety gates extra, about $35 a floor. 

Sliding-ladders used along the front of hardware shelves, etc, cost 
from $15 to $20 each. A single ladder costs more than several. 
BONDS AND INSURANCE:—Something was said in the introductory 
part about insurance. It is now necessary to give the cost of fire, acci¬ 
dent insurance, surety bonds, etc. As soon as a building is enclosed 
it may be insured for the regular rates and periods. An owner some¬ 
times does this, and the contractor finishes his work without expense for 
insurance. Sometimes, again, insurance has to be taken out as pay¬ 
ments are made on the work, and the owner puts this on the contractor’s 
shoulders. Annual policies can be taken out by contractors as work 
goes along and cancelled at short, rates when the job is safely accepted 
and paid for. In Omaha the charge is $1 per $100 for 1 year on all kinds 
of property for builders’ risk. 

The short-rate scale is the same as it was 15 years ago, as I find on 
referring to an old list, but the annual premium is now less. The rate 
is given for about 50 periods.—for our purpose a few are sufficient: 

For 5 days 7% of annual premium. 


“ 10 “ 

10 % “ “ 

u 

“ 15 “ 

14% “ “ 

it 

“ 20 “ 

17% “ “ 

it 

“ 30 “ 

20 % “ “ 

u 

“ 40 “ 

26% “ “ 

u 










137 


or 50 

days 



28% 

of annual premium. 

‘ GO 

u 



30% 

u a 

u 

‘ 70 

U 



36% 

u u 

u 

‘ 80 

u 



38% 

u a 

a 

4 90 

“ or 

3 

months, 

40% 

u u 

u 

‘ 120 

u u 


u 

50% 

u u 

a 

‘ 150 

u u 


a 

60% 

u ii 

u 

4 180 

u u 

6 

a 

70% 

U u 

u 

‘ 240 

u u 

8 

a 

80% 

u a 

u 


But the $1 rate is on basis of houses distant from each other at least 
25 ft; if between 25 and 15 add 5c more for each exposure; under 15 
add 10c. Thus a house under 15 on 2 sides would be rated at an annual 
premium of $1.20 per $100. 

ACCIDENT INSURANCE:—A guarantee is given to protect contractor 
from all damage suits and verdicts in return for a premium based upon 
wages paid during a year which is usually taken as a unit. A policy 
may be taken out for $1,000 or $100,000 of wages. When the specified 
wages are paid a new policy has to be taken out, as the basis is for an 
amount of money and not for a period. On a small amount like $5,000, 
the rate is about 3^%; on a large amount, 

SURETY-BONDS:—For small bonds about 1% is charged; for large, 
half as much. A millionaire can get a bond at a lower rate than a man 
with only $50 capital. Formerly the premium for the bond covered 
the whole expense until the building was finished and accepted; now an 
endeavor is made to again collect the premium at the end of a year. A 
careful understanding as to whether rate is annual, or for accepted 
building should be seen to, and a receipt taken. 

CHAPTER XXI 

STANDARD SIZES AND GRADES 

Since the British took hold of Egypt it has been transformed into a 
new country full of all kinds of triumphs, engineering at Assouan and 
other elsewhere. There are still plenty of oppressed people in Egypt, 
but they have brothers in all civilized lands. Much of the credit for 
the advance is due to Lord Cromer. He has brains in his head, and he 
is not afraid to use them. He recently told his English countrymen 
that if they wanted to keep abreast of Americans in bridge-building, 
making of locomotives and such work, they would have to follow the 
American plan and standardize their patterns. Some of the men he 
addressed had been complaining that Americans were getting contracts 
in the land where of old Jacob got corn. 

The theory is correct. After the pattern is made it serves for many 
castings as easily as for 1. Only 1 drawing has to be made, and this too 
is worth noting. With standards in plenty and telegraph codes multi¬ 
plying on all sides, it will soon come to pass that half a dozen words will 
m§an an order for a 40-page specification and a complete bill of material 
for a 5-story building. Cromer is not blind. 

CUT STONE:—The sizes are marked on plans, for most of it is special; 
but if not specified window sills are 5"x7" for ordinary walls, but always 
wide enough to reach about 2" under the wood. The lugs extend V 




138 

on each side into the brickwork. If thicker sills are wanted the size 
must be marked. 

Door sills are 1\" thick and of width to suit the thickness of the wall— 
11", 15", 19". They extend about 1" outside of brick, and should al¬ 
ways, unless for some special reason, join with the floor below the door 
so that joint can not be seen from outside or inside. They extend 4" 
in on each side like window sills and lintels. 

Lintels are 8" in hight by thickness to reach to the face of frame, thus 
giving the mold for cover. 

Unless otherwise specified ashlar may be used all over only 4" thick. 
An ordinary front is laid in 4 and 8" blocks. 

BRICKWORK:—In the majority of American cities the national size 
is now standard, although some makers still use their old sizes in spite 
of law which makes 2|x4x8i compulsory for common brick. For the 
sizes of pressed brick, see Chap 5. 

A bbl of Portland cement weighs 376 to 380 lbs net, and comes in 4 
sacks of cloth or paper if not barreled. 

Natural cement weighs about 266 lbs for western and 300 for eastern 
brands, and is delivered in 2 cloth, or usually 3 paper sacks. 

Lime weighs about 200 lbs, and equals 2^ bus. 

LUMBER:—There is so much trouble and confusion with sizes and 
quality of lumber that it is worth while to clear up a few points,— 
but those who know how the lumbermen themselves quarrel over grades 
will not expect much here. 

It would, of course, be absurd to change the design of a building to 
suit the standard lengths of lumber; but sometimes without going so 
far a useless waste might be avoided if architects would only remember 
that it comes with a difference of 2 ft in length. It sometimes seems 
that it might be cut to the odd as well as to the even sizes; but lumber¬ 
men know their own business best, and we have to accept what they give. 

But unless for a weighty reason why make a space 19' 8" instead of 
19' 4"? j n gome cases there is no possibility of changing the width, 
and the material must be lost; in others it might just as well be made to 
suit 20-ft joists. It is not always best to space purlins exactly the same; 
sometimes by the change of a few inches 2 ft of lumber can be saved on 
both sides clear across a roof hundreds of feet long. This 24" difference 
in length is worth some attention when dealing with flooring, ceiling, 
shelving, etc. The lengths upon which prices are based are 12, 14, 16; 
lumber 10' long usually costs more, because it has to be cut from 20-ft 
lengths. Above 16 the price rises, and the longer the timber the higher 
the price. But Oregon fir is priced on a base of 32 ft instead of 16, as 
with other material in this market. For yp, the ‘ ‘ Association” rules are: 

“The standard lengths are multiples of 2 ft, 10 to 24 ft, inclu¬ 
sive, for boards, strips, dimension, joists and timbers. Longer 
or shorter lengths than those herein specified are special. Odd 
and fractional lengths shall be counted as of the next higher even 
length. 

On stock width shipments of No. 1 common and better lumber, 
either rough or dressed 1 or 2 sides, no piece shall be admissible 


139 


that is more than f" scant on 8" and under; §" scant on 10", or 
f" scant on 12" or wider. All 4" and wider, No. 2 common stock 
may go scant in width.” 

Flooring and ceiling are never more than 16' long; above that length 
is special, and more so than with dimension lumber. It is necessary for 
both architect and estimator to watch the spacing of the first joist at 
the wall, and especially if mill construction with centers of 4 to 8 ft 
is used. The flooring or ceiling has to reach the wall, past the center 
of the wall-joist; and therefore the spacing must be from the wall or 
else the ceiling and flooring will only reach the edge of the further joist; 
and with wide centers this means waste. 

When ordering large quantities of flooring or ceiling it is safer to give 
the proportion of lengths that will be accepted, or the whole bill may 
come in 12’s. 

The following sizes are from the lumbermen’s printed list for yp; 
95% of southern lumber is graded and classified according to these rules: 

STANDARD SIZES OF DRESSED LUMBER 
FINISHING:—1" SIS, or 2S to 13-16, 1}" SIS or 2S to 1 3-32, If" SIS 
or 2S to 1 11-32, 2" SIS or 2S to If". 

MOULDED CASING AND BASE:—13-16. 1x4 SIS shall be 3f" 

wide, finished; 1x6 S4S shall be 5f" wide finished. 

FLOORING:—The standard of 1x3, 1x4 and 1x6" shall be 13-16x2f, 
3f and 5f"; If" flooring shall be 1 3-32" thick. 

DROP-SIDING:—D and M fx3f and 5f". 

DROP-SIDING:—Shiplap, fx5" face, 5f over all. 

PARTITION:—fx3f and 5f". 

CEILING:—f" ceiling, 5-16"; f" ceiling, 7-16"; •§" ceiling, 9-16"; f" 
ceiling, 11-16". Same width as flooring. The bead on all ceiling and 
partition shall be depressed 1-32 of an inch below surface line of piece. 
BEVEL SIDING:—To be made from stock S4S to 13-16x5f and re¬ 
sawed on a bevel. 

WINDOW- AND DOOR-JAMBS:—Dressed, rabbeted and plowed as 
ordered, worked f" scant of width. 

BOARDS AND FENCING:—1" SIS or 2S to 13-16". 

SHIPLAP:—8, 10, and 12". 13-16x7f, 9| and Ilf". 

D AND M:—8, 10, and 12". 13-16x7f, 9f, and Ilf". 

GROOVED ROOFING:—10 and 12" SIS and 2E to 13-16x9f and Ilf". 
DIMENSION:—2x4 D1S and IE to lfx3f"; 2x6 D1S and IE to lfx5f"; 
2x8 D1S and IE to lfx7f"; 2x10 D1S and IE to lfx9f"; 2x12 D1S and 
IE to lfxllf"; 4x4 and 4x6 D1S and IE to f" off side and edge; S4S 
f" off each side.” 

Dimension lumber comes from § to f" less than the specified size, for, 
in Omaha, at least, it is always surfaced on 1 side and 1 edge. If wanted 
rough it has to be so ordered, and the price is $1 extra per 1,000 on ac¬ 
count of freight charges. This applies to yp. With Oregon fir it is 
different, for it is never surfaced unless so ordered; but it is surfaced on 
1 to 4 sides as required. While yp loses from f to f" in surfacing 1 side, 
Oregon fir is surfaced 2 sides with a loss of only f". Thus yp 8x12 would 
come about 7fxllf, while Oregon fir would be 7fxllf. But again, the 


140 


Oregon figures are not always reliable; the price list calls for \ extra on 
each side for surfacing if exact dressed size is required. 

About 10 years ago the Omaha architects made a fight against this 
surfacing, and specified that no joists would be accepted under 1|" 
thick; but they had to end by accepting market sizes which will be 
sustained by any court. The remedy is to place the thin joists closer 
together,or to specify 2\ thick; andineither case the price is increased, 
the owner refuses to build, the architect is in danger of losing his per¬ 
centage—and eagerly accepts any thickness and turns his eyes in the 
other direction. 

Drop siding and shiplap come about the same as flooring of equal 
width. While 6" shiplap is a standard size it is never seen in this ter¬ 
ritory; 8" is usual; 10" is seldom handled. 

SIDING:—6" siding is 5$" wide; 4", 3£. 

Sheeting or common boards come about the same as dimension lum¬ 
ber —¥ narrower than the theoretical size. Here it is worth while to 
state that sheeting and sheathing are not the same, although often used 
for each other. Sheeting is sheathing; but sheathing may not be sheet¬ 
ing. According to the latest dictionary it may be tongued and grooved 
bds, metallic shingles, paper, tile, or indeed anything that sheaths or 
encloses. A specification is not complete when it calls for sheathing 
unless it gives the kind. Whether specified or not all sheeting, Oregon 
fir included, is surfaced 1 side, but 1 side only. 

SHINGLES:—There are 250 dimension shingles 4" wide in a bunch; 
in common, there are enough of varying widths to cover the same sur¬ 
face. The thinning process has gone so far with them too that archi¬ 
tects now specify that the thickness of 5 at butts shall not be less than 
2". The thinner shingles—6 to 2—are also narrower and require more 
to the sq. 

LATH:—A bundle contains 50 pcs 4 ft long which suit joists at either 
16 or 12" centers. A shorter length—32—which does not suit 12" 
centers is now on the market. 

FINISH:—Unlike joists and dimension lumber finish comes within 
a trifle of the thickness; and the rough size is never taken when making 
out a bill. All good finish comes surfaced on 2 sides so that it is not 
necessary to specify surfacing. A cheaper kind is SIS only; but when 
wanted, it must be*specially mentioned. 

By referring back to the table it will be seen that the thickness is 
marked 13-16, 1 3-32 and 1 11-32. Contractors never use these sizes, 
but |, 1$, 1£, If, 1£, If, and 2". for the various kinds. It is better to 
keep to the common usage which is understood by all who handle lum¬ 
ber. One sometimes sees f" finish specified in 3 or 4 different ways— 
f, 13-16, | and 1". It is not safe to use f for |, as there is a thin finish 
that is occasionally seen on the market. 

White pine is graded here as No. 1, 2, and 3; Chicago grades are A, B, 
and C. The price increases with the thickness. 

1 he longest length of finish is 16 ft; special lengths are seldom seen 
as standard sizes can easily be joined. 


141 


Stock boards, which are cheaper than yp finish, are used for shelving. 
They are S2S, and never more than 12" wide. 

So far as the lumber-yard is concerned, then, this principle is clear: 
all sawing and surfacing are done inside of the specified size. Even 
down to furring strips this holds good; for they come 13-16x14 instead 
of 1x2. 

But the width on a drawing or order is preserved at the planing mill 
when finish is billed. Corner-bds come to the exact size, and so does all 
such work when both edges are exposed. But a frieze, or plancher may 
be a trifle narrow as the bed molding covers the joint. With corner-bds, 
belt-courses, etc, it is better to give the exact width, but with ridges, 
cornice lumber, etc, to send the boards and let the carpenter do the fit¬ 
ting. Sometimes a ridge may be better if put on £ wider than shown on 
drawing, owing to spacing of shingles; and this is just one illustration. 

Lumber or timber is estimated in “board measure/’ or reduced to 1" 
thick. 

Most of the lumber-yards hand out measurement tables. To get the 
quantity in bm mult the section or end of the dimension lumber in inches 
and divide by 12, then mult the If by the product. Suppose we have 
100 pcs of 6"x6"xl6'; 6 mult by 6 equals 36, which divided by 12 gives 3, 
which mult by 1,600 gives 4,800 ft in bm. If 2x4, the result would be 
1,067, or § of the If, for 8 is \ of 12. If 2x10, 2,667, for 20 div by 12 
equals If. A timber 14x16x24 has 444 ft bm, for 14 mult by 16 and div 
by 12 equals 18f, which mult by length is 444. The disadvantage of 
some tables is that each piece is figured by itself without fractions, and 
when many are required with a fractional ending there is apt to be a 
slip, while by reducing to If the fraction can come only once. Thus a 
2x8x16 is sometimes listed at 21 ft bm; it really contains 21f ft; and 
if this figure were used for 100 ps the total would be 33f ft more. 

Flooring, ceiling, siding, shiplap, etc, are taken at standard width, and 
everything less than 1" thick is counted as 1". But the price per 1,000 
sometimes differs. This rule applies to finish also—f" thick counts as 1". 
A flooring board 16 ft long by 4", contains f of length in bm; and so for 
any w r idth the same rule applies: 5" would contain 5-12 of length, but 
unless for some special reason odd sizes are counted even. 

Wp floor’g is graded No. 1, 2, 3, 4, or A, B, C, D. The best quality 
of yp floor’g is variously known as rift-sawed, quarter-sawed, vertical- 
grain, straight-grain. There are 3 grades of this flooring,—A, B and C. 
The angle of the grain must not be more than 45° from the vertical; if 
more angle is shown the floor’g is classed as flat-grain. Flat-grain is 
also classed as A, B and C; and below are No. 1 and 2 fence. 

Yp ceiling is graded as A, B, No. 1 and 2 common. 

Yp drop siding, A. B, No. 1 common. Bevel siding the same. 

Yp partition: A, B, and No. 1 common. 

Yp casing and base, A and B; window and door-jambs the same. 

Yp common boards, shiplap and barn siding; No. 1, 2, 3, common; 
fencing the same. Yp finishing is graded 1st, 2nd, 3rd, clear. 

Most people would naturally look upon No. 1 as being the best of its 
kind, but it is only the best common. A, B, and sometimes C, come 


142 


before this grade. There have been quarrels enough over grading, but 
it would still seem that either the alphabet or figures might be chosen 
and grades based accordingly with less chance of confusion. 
MILLWORK:—It is not always an evidence of genius to change from 
a stock pattern to something new. It is not without reason that mill 
books have as an opening sentence, “It is economy to conform to regu¬ 
lar sizes and styles as much as possible.” 

One mill book charges everything less than 100 ft as 100 for changing 
machine for odd work; another 60c extra for the same work; and 10% 
extra for all moldings if less than 200 ft are taken. 

It is sometimes necessary to mark the size of a molding on a drawing 
so that it may be examined and criticized; but not on a bill of material; 
take the advice of the mill man and order by number. The molding 
book is universal. Nearly 500 pcs are listed. Sash, doors, blocks, 
gable ends, porch posts,—everything is listed by number. 

Fine flooring is usually supplied by the millman. Maple and other 
hardwood floors have to be watched, as 2 to 16 ft lengths are standard. 
Some architects specify long lengths, but this means an increase in 
price. There is a brand sold at only 9" to 20" long. It means a spoiled 
floor. 

No. 1, or clear maple, is the standard; and color must not be con¬ 
sidered. Strictly clear is from $10 to $15 per 1,000 more. No. 1, 4 to 
16 ft, and trimmed with matched ends to ft and half ft. Proportion of 
4 to 5f ft long may be 10%. 

No. 2, small knots, sound, 2 to 16. 

No. 3, or factory, is inferior with some waste in cutting. 

The standard width of 2" is If face; 2f, 2 face; 3, 2f face; 4, 3f. 
Maple, No. 1 grade is made from f to If thick; but f, f, f fig is made 
in If and 2 face only if maple; but f and f in other woods cometimes 
run to 2f. The same lengths and widths apply to maple, oak, birch, 
cherry, and walnut. 

SASH:—Sash and brick are plural in the U. S. This for the information 
of some transatlantic cousins. 

The listed thicknesses are If, If, and If: the actual are only a trifle 
less. Stables, coal-sheds, and such buildings are fitted with If; and 
they are also used for storm-sash. The If are for cottages with 4" stud¬ 
ding; and most of them have that width. 

“Doors, blinds, and sash are often ordered If, If and 2" thick. Do 
not use these terms, as it only delays orders.” An extra price is charged 
for thicknesses not listed. 

The width of a window is of course regulated by the glass. Add for 2 
It window 4f". This gives the size of the frame, as f" is allowed for play, 
and the wood is 2" beyond the glass on each side. All 2-lt standard 
windows are 6" longer than glass, and this also gives frame. With sash 
and doors, the order is width, length, thickness. Thus a specimen 
order might be, “10 win, 2 It, 24x24xlf, SS,—” or DS as the thickness 
of glass, single- or double-strength. It is safer to specify check-rail if 
wanted. The size of the frame would be 2' 4f"x4' 6". 

The length of a 4-lt win is the same; but 5" wood instead of 4, as cen- 


143 


ter-bar is thick. The frame for a 15x24 is 2' ll"x4' 6". For an 8-lt 
window, 5" of wood; but length is same, as cross-bars are not quite \ 
thick. An 8-lt, 10x12 frame is 2' l"x4' 6". 

For 12-lt window cross-bars are Frame for 10x12 is 2 10^x4' 6". 

It is sometimes desirable to use wider sills and thicker cross-bars, 
and the frame has to be increased to suit. Store sash have 3^ stiles and 
4^ bottom -rail. 

DOORS:—Standard thicknesses are 1£, If, If. There are doors 13-16 
thick, but they are of small value. The mill book gives a long list of 
standard sizes, and it would be well if they were always followed. Doors 
may be sent open or glazed as ordered. Mill glazing is generally cheaper. 
BLINDS:—They are listed at If, and If thick, both for outside and 
inside. The thicker ones are seldom seen. 

STAIR WORK:—Balusters, If; newels, 5 and 6". But there is endless 
variety. 

WAINSCOTING:—Thickness is usually If; but f is also made. 

CHAPTER XXII 

STANDARD 10-STALL 79.5-, 85-, AND 90-FT ENGINE-HOUSES 
ALSO A 50-STALL RECTANGULAR ENGINE-HOUSE 
The standard engine-house is now being increased from 80 to 85 and 
90 ft on main lines of railroad. 

Standards naturally differ on different roads, but a fair average 
may be obtained from the following figures. As the 85- and 90-ft houses 
are of recent growth the estimate will be of value, but a few remarks are 
necessary to remind the reader that all kinds of changes are possible; 
and that local conditions might seriously affect the total. Length is over 
walls—not inside: 

EXCAVATION:—The allowance is about 4' below base of rail. In¬ 
stead of excavation a fill might be necessary, or the natural surface 
might be several ft too high, perhaps adding hundreds of dollars to the 
cost. Then the pits might not require to be excavated in the center, 
but only for footings run down on each side in the firm soil. 
CONCRETE OR RUBBLE:—Quantity depends upon the section 
used, and price upon locality. Footings are estimated 3' wide. The 
bottom of pits might be of same thickness full length; or might have to 
be level on base and the slope of solid concrete. There is more labor 
required on pits and angles than on a straight wall. Am. Portland is 
estimated. 

CUT STONE:—Water-table and sills are estimated at 8x8; for ordi¬ 
nary w r ork 5x7 is used. Door-sills are est stone. Water-table might 
be concrete. Window-caps might be stone, and not old rail to be cut 
and set. Pier-blocks might be iron and not stone as below. A local 
stone might be supplied for $1.20 per cf instead of $1.40 as estimated. 
Unloading and setting, 15%, total, $1.61. Range-work might have to 
be added. 

BRICK:—Walls ought to be 17", but in a fit of economy they might be 
cut to 13"; and hight might be changed. Size and number of openings; 
price of brick, pilasters, and cornices are all subject to change. Pressed 
brick might be used. Number is given in wall measure. 


144 


LUMBER:—This material is of various prices in different sections of 
the country; millwork varies by 20 to 30% even in the same section; 
carpenters are paid 30c in one place and 45 in another; and paving 
might be used in one house and left out in the next. An extra line of 
inside posts is used on the 90' house. 

There is no painting ets’d on brick, posts Or ceiling. Smoke-jacks 
and ventilators are of wood—add $230 if steel is wanted. 

Pits are deducted from paving; and length is increased to correspond 
with house. 

Piping is for air, steam and water. 

There is no gutter. 

Net prices are used. 


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145 


If drop-pit is used allow .$400 extra. 

The average contractor would take such buildings for a profit of 5%, 
or about $800 additional; and out of this pay insurance, etc. If thrown 
open to bidding a cut of 10 to 15% might be made—and the usual crop 
of accidents, liens, lawsuits, etc spring up to vex the earth. 

On the basis of 17 used on No. 2 (See Chap 5), 160,600, 170,700, and 
179,800 actual brick are required; at 17^ to the cf, as with very small 
brick, 165,350, 175,800, 185,100; at 15^, for very large, 146,500, 155,700, 
and 164,000, or a difference of about 20,000. On the 16* basis used on 
No. 8, 153,550, 163,200, 171,900 for the 3 different houses, in round 
numbers, with brick clear to grade. 


INSIDE STALLS 
For inside stalls on same basis: 


Excavation. 95 cy 103 

113 

$28.50 

$30.90 

$33.90 

Concrete. 61 68 

75 

335.50 

374.00 

412.50 

Cut stone. 25 25 

28 

40.25 

40.25 

45.10 

Brick. 11,500 11,800 

12,100 

126.50 

129.80 

133.10 

Old rail. 


12.00 

12.00 

12.00 

Lumber. 10,200 10,700 

11,500 

183.60 

192.60 

207.00 

Millwork. 


80.00 

80.00 

80.00 

Carp labor. 


87.00 

95.00 

105.00 

Gravel roof. 


63.00 

67.95 

72.90 

Hardware. 


30.00 

30.00 

30.00 

Painting. 


20.00 

20.00 

20.00 

Smoke-j ack& vent 


55.00 

55.00 

55.00 

Track. 


48.00 

51.00 

54.00 

Piping. 


160.00 

165.00 

170.00 

Paving. 


119.00 

130.00 

138.85 

Total. 


$1,388.35 

$1,473.50 

$1,569.35 

Add whatever profit is considered possible to total cost price. 

For 8 inside stalls. 


$11,106.80 $11,788.00 

$12,554.80 

For 2 outside stalls. 


4,785.20 

5,099.40 

5,387.85 



$15,892.00 $16,887.40 

$17,942.65 

For 1 outside stall. 


$2,392.60 

$2,549.70 

$2,693.95 

For 1 inside stall. 


1,388.35 

1,473.50 

1,569.35 

Difference. 


$1,004.25 

$1,076.20 

$1,124.60 


At 17 brick to the cf an inside stall requires 8,700, 8,900, 9,150. 

For the excavation of a standard pit allow 34 cf to each If full length 
of pit, and add 3 cy for the deep end. 

For concrete or rubble deduct the 2 ends, or 6' 2 ", from extreme length, 
and allow 184 cf for them; then multiply each If of straight pit by 21.07, 
and add 184 to the result for the total in cf. 

If piles are used, staggered about 4-ft centers, allow for walls and 
piers, 64 for the 2 end-stalls, and 14 for each inside stall. For each 
pit, 36. At $5 per pile, $268 per stall on a 90-ft, 10-stall house. 































140 


If concrete is used instead of timbers, allow 2.5 cf to each If of pit, 
a total of 23.57 cf. 

When finishing the foregoing estimates 1 saw a plan of a rectangular 
engine-house in "The Engineering News” of Mar. 3, 1904. It is rather 
an interesting substitute for the ordinary roundhouse, and as the cost 
was not given among the other advantages or drawbacks I made an esti¬ 
mate, as nearly as possible without working plans, so that a comparison 
might be had with the 85-ft radial house. To correspond with that the 
size of Mr. Nichols’ plan was changed to 85 ft over walls instead of inside. 
The depth of footings and hight of walls are the same; roof is est at V 
rise to the ft; prices are same. Steel lintels are put over triple open¬ 
ings, and that increases the cost; but there would not be sufficient light 
with 2 ordinary windows. Skylight and lantern are extra, and none too 
large. 

The cost of a transfer pit recently erected and supplied with table by 
Mr. Nichols was $21 per If; with end walls not necessary in "Eng News” 
plan, and with 1 wall fewer in center the cost is $18 on same sections and 
depth. Pit is given separately, although enclosing walls necessarily go 
with building. Paving is not figured in pit. Traveling crane, drop-pit, 
etc, are not estd, but both bldgs kept on same basis. 

Summary of "Eng News” plan of a 50-stall, 85-ft, rectangular engine- 


house, 240'x471': 
Excavation. 

. . . $ 1,590 

Skylight. 

$ 4,300 

Concrete. 

. . . 18,293 

Hardware and Lantern 


Cut Stone. 

2,700 

Gearing. 

1,200 

Brickwork . 

6,636 

Painting. 

1,050 

Steel Lintels. 

2,590 

Smoke-jacks and Y’s. . . . 

2,750 

Lumber. 

. . . 12,384 

Track .. . 

2,326 

Millwork. 

4,000 

Piping. 

7,500 

Carpenter Labor . . . . 

6,000 

Paving. 

6,875 

Gravel Roof. 

4,644 

Flashing. 

200 


Summary of transfer pit: 

Excavation. .... $ 1,800 

Concrete. 5,462 

Rail, bolts, and clips . 908 

Transfer Table. 6,600 

Side coping timber. 240 


Summary of a 50-stall, 85 ft, radial engine-house: 


2 Outside stalls... $ 5,100 

48 Inside stalls. 70,728 

1 Turntable. 5,125 

50 New frogs. 1,000 

5000'Track bet table and doors. 4,000 


$85,038 


$15,010 

$100,048 


$85,953 


$14,095 
































147 


The roundhouse is 16% cheaper than the rectangular plan. The 
plain L. S. D., “dollars and cents,” argument is against a change unless 
other reasons than cost carry the day. And Mr. Nichols admits that 
a turntable is still necessary in the yard. If the transfer table is cut out 
the walls can be materially shortened and the cost much reduced, but a 
new method of working is required. 

Fire walls seem to be obsolete now. They are not estd on either 
plan. For a radial house, if used, allow $800 to $900 ea complete. 

In these estimates the pipes are in place ready for steam-heating: if 
the hot-blast system is used instead, the supply has to be brought to the 
blower from which distribution is made. The cost is about the same as 
with the pipe system. Of 6 engine-houses in different parts of the coun¬ 
try heated by the blast system the average of the work was $191 per 
stall; the price ranged from $165 to $245. If the highest figure is 
eliminated the average is $181. 

TURNTABLES 

For a 72' table allow $2,300 FOB Chicago—wt, 31 tons; 1,000 cy 
excavation; 227 cy concrete or rubble; 60 cy gravel for slope; 21 piles 
if any are used; $200 for ties, bolts, coping and labor; $70 for 70-lb pit 
rail; $30 for catchbasin; and $300 for bending rail, unloading and set¬ 
ting table, a total without the piles of $4,628.50, with excavation at 30c, 
concrete at $5.50, and gravel at $3. Piles, freight and percentage to be 
added if required. 

For a 75' table allow $2,650, Chicago,—wt, 38 tons; 1,070 cy exca¬ 
vation; 236 cy concrete; 66 cy gravel; 21 piles; $225 for ties, bolts, 
etc; $73 for pit rail; $30 for catchbasin; and $330 for unloading, bend¬ 
ing and setting, a total of $5,125. Add piles, etc, if necessary same as 
on 72' table. The 66' table is now out of date. 

CHAPTER XXIII. 

COST OF BUILDINGS PER SQ AND CU FT. 

Only approx estimates can be taken from the following figures. Local 
conditions affect the result so much that one building might cost 25% 
more than another of the same size, in the same section of the country, 
and at the same rate for labor and material. In the one case the ground 
might be 12' below grade, and in the other as much above; piling might 
be required in the one, and rock blasting in the other. Sometimes 25% 
of the total cost of a building is expended before foundations are up to * 
grade. But for average buildings approx figures are useful. 
SCHOOLHOUSES:—No. 12, built about 15 years ago, of plain design, 
$75 per scholar; 8 rooms, 400 seats; brick and wood construction. 
Another Omaha school now going up (1904) of the same size costs $115. 
Material and labor are higher, and the design is more ornate. In the 
country the cost might be reduced from 10 to 15%. 

An addition to the Omaha high school, finished in 1902, strictly fire¬ 
proofed, Bedford stone on 3 fronts, 16c per cf. The complete cost was 
about $190,000. With 4 stone fronts the cost might have run to 18c. 
FIRE ENGINE-HOUSES:—About 12 years ago an Omaha house was 
built for 6c per cf; in 1904 the city is paying $4.25 per sq ft for one in 
course of construction; and 11c per cf for another. 


148 


WAREHOUSES:—3 of the largest and latest in the city cost from 6? to 8c 
per cf. They are of mill construction, and from 5 to 6 stories high. 
Bids on 2 others ran under 7c. One of cheaper construction cost 5^c. 
One story, 12' high, no basement, SI.80 per sq ft. 

STORES AND FLATS:—I have put in bids for a large number of these 
buildings, but have let the sizes slip. A figure of 9 to 12c seems about 
right. For flats alone 9 to 14c according to the finish and locality. 
OFFICE BUILDINGS:—About a dozen years ago several fine Chicago 
office buildings, fire-proofed, were erected for 20 to 22c per cf, but this 
is too low a figure now: 30c is about right. Mr. Kidder gives a list of 
20 fire-proof bldgs running from 25 to 63c with an average of 40. For 
wood construction, 18 to 20c. 

No. 3 taken at the level of the first floor cost complete $20 per sq ft. 
It is of wood construction, but fire-proofed with tile throughout. In 
Chap 7 the cost of 16 U. S. post-offices is given. 

LIBRARIES:—Allow for fire-proofed buildings 30 to 45c per cu ft. 
Y. M. C. A.’s:—From 12 to 24c per cf. 

HOSPITALS:—No. 2, strictly fire-proofed, 14c per cf; No. 1, of wood 
construction, about half as much; but both are only shells with practi¬ 
cally no partitions. For fire-proofed buildings fully equipped, 20 to 35c. 
HOTELS:—From 18c for brick with ordinary construction to 50c per 
cf for fire-proof work. Lunch-counters, oak, circle ends, $3.30 per If. 
RESIDENCES:—Anywhere from 10c to $5 per cf. One of the best 
houses in Omaha cost from 20c to 22c, brick; a better one of stone, 
about 37c, but neither is fire-proofed. Chicago price for city dwellings, 
17 to 20c. For frame houses without modern improvements, with 
shingle roofs, $300 to $350 per room; with modern imps, and part or all 
hardwood finish, slate roofs, $450 to $500. Brick houses, 8 to 10 rooms, 
10c. 

STABLES:—From 10 to 20c per cf. 

CHiMNEY STACKS:—The cheapest one I know of is square, 150' high, 
and cost without profit, $35 per ft, foundation included. One of large 
radial brick, 175 ft, 10 to 7 ft core, $45; another 200, 11 to 9 core, $55; 
both circular, but foundations are not included. A stack of radial 
brick 100'x5', $2,200; 125x6, $3,200, without foundations—but distance 
from yard, etc, affects price. 

Self-sustaining steel stacks 7' diam, 150 ft high, without foundation, 
$29; 9' and 200', $33 set. For small guyed stacks allow' per ft at factory 


as follows: 

24" 30" 36" 42" 48" 

No. 14 iron. $1.35 $1.71 $2.07 $2.43 $2.79 

No. 12 iron.1.84 2.32 2.80 3.28 3.76 

No. 10 iron.2.38 2.92 3.46 4.00 4.54 


Allow setting extra at $15 to $40. Wire rope, f", 3c per ft; \ n , l£c. 
For sizes not given allow 4 to 44c per lb at factory. 

RAILROAD BUILDINGS 
See Chap 22 for Engine-houses. 

FRAME STATIONS with living rooms, pile foundations 


Sq ft 
$1.30 






149 


FRAME STATIONS with brick or stone foundations. 1.55 

PASSENGER- AND FREIGHT-DEPOTS, frame, pile founda¬ 
tions . 1.15 

PASSENGER- AND FREIGHT-DEPOTS, brick or stone foun¬ 
dations. $1.40 to 2.00 


If not a standard the cost might be increased from 10 to 100% more. 
PASSENGER-STATIONS, MODERN:—Brick, stone, slate roof, hard¬ 
wood finish, average of 6 designs built, $3.60; running from $3.41 to 
$3.77. One of larger and better design cost $4.20. 

LAVATORIES:—Separate 1-story brick buildings, with the finest 
plumbing, ex-metal lockers, etc, $3.70 to $4.25 per sq ft. The average 
of 3 is $3.75. Inside of main buildings, $3. Approx, 12c per sq ft of 
complete ground floor area of main buildings. Ex-metal lockers, $6 
each. 

OIL-HOUSES AND PLATFORMS:—From $2 to $2.75. Platforms 
are about 50% more than buildings proper. Concrete and brick. 

But here it may be worth while to say that to get good results from 
either the sq or cf basis it is necessary to have a building of reasonable 
size. An oil-house might be 200 ft long, or it might be 20, but in both 
cases 2 gables are required. The cost is distributed over a large area in 
the one case, and a small in the other. 

STOREHOUSES:—Of the heaviest construction, 2 stories, no basement 
concrete, brick, steel, $3.80 sq ft. Without electric elevators, fire¬ 
proof shutters, etc, $3.50. Deduct 25c if platforms are not required. 
A large storehouse, 2 stories and basement, was built for $3.05. But 
I know of another bldg of the same nature and hight with more and 
better outside and inside finish, plumbing, elevators, electric wiring, etc, 
which ran to $5.25, or 13c per cf. For shelving and uprights allow 
about 2\ ft for each sq ft of total net floor space. Piling, if required, 
13c sq ft of ground floor. 

But the Rock Island storehouse at Moline, Ill., is given in the “Rail¬ 
way Age” of Feb. 26, ’04, at $1.50 per sq ft. It is a 3-story brick, wood 
construction inside, and the price is based on the ground area only. The 
total area is 5 times as large as that of the new Union Pacific storehouse, 
Omaha. The size is 500'xl00'; and 3.6c per cf matches the price given 
on the sq ft basis. It seems too low a figure; but the cost is not official. 

The storehouse for the Seaboard Air line at Portsmouth, Va., cost 
$1.17 per sq ft on ground floor; but it is brick only to the window sill, 
and unsheeted frame above covered with galv iron. It is 2 stories and 
a basement. 

The frame building described on page 19 is a kind of a storehouse. It 
is sheeted inside on first story, and has shelving, refrigerator, and office 
in one end. Without any foundation, $1.16 per sq ft. 

MACHINE- AND ERECTING-SHOPS:—With areas of 50,000 to 
100,000 sq ft the average of 5 built was $1.80. The figures ran from 
$1.27 to $2.40. The Rock Island shop 860 ft long, is given in “The 
Railway Age” of Feb. 26, at $1.50. But cost of shops is heavily affected 
by foundations, and by style of construction. Foundations to grade 
may easily cost 25% of the total; and the lean-to style of the R. I. shop 





150 


is far cheaper than if the outside walls were earned to level of main 
roof. Everything is ready for cranes but none included. Piling if 
required, 14c per sq ft of total area. The highest price per cf, heated, 

chnnln Tini ayppph q bp 

BOILER-SHOPS:—From $1.30 to $1.85 with average of $1.56 on 4 
large ones built. Piling about 9c if required. 

POWER-HOUSES:—About $2.75 to $3.50. 

BLACKSMITH SHOPS:—The average of 4 of large area in widely 
separated parts of the country was $1.32 per sq ft. The figures ran from 
$1.15 to $1.70. Piling if required, 6 to 7c. 

WOODWORKING:—On 3 built, $1 to $1.40. 

CAR- AND COACH-SHOPS:—From $1.25 to $2 on several. 

PAINT- AND FREIGHT-:—From $1.25 to $2 on several. 
DRY-KILN:—75c to $1.30. 

COAL- AND IRON-SHEDS:—$1.20 to $1.50. 

All figures given are for best construction of concrete, brick and steel. 
The Seaboard Coach-shop, brick to window-sills, studs unsheeted, 
covered with galv iron, 68c; planing-mill of same style, $1.29. 
ICE-HOUSES:—For 50-ton, $1.50; 100, $1.65. 

BUNK-HOUSES:—From $1.05 on pile foundations to $1.25 for stone 
or brick. 

The following useful figures are taken from the Railroad Gazette of 
July 1, 1904. They were compiled by Master Mechanics: 

COST OF LOCOMOTIVE REPAIR SHOPS. 

“In selecting units on which to base cost figures the square foot 
and the cubic foot have generally been used for buildings; in power 
plants the engine horse-power, boiler horse-power and generator kilo¬ 
watts have also been used; in roundhouses the stall has been taken 
as the proper unit. In computing the square feet of buildings, the 
outside dimensions have been used (giving the ground area covered); 
in computing the cubic feet of buildings, the average external height 
has been taken (giving the total volume occupied). 

In the figures which follow, the different items are identified by 
reference numbers only, with such explanatory notes added as will aid 
in interpreting the unit prices; shops built prior to 1895 are designated 
as “old”, those built since 1895, as “modern”; in a few cases the notes 
are based on uncertain information and are followed by an interroga¬ 
tion mark (?). 

It is believed that in most cases the cost of a proposed shop will be 
asked for as soon as the layout plan has been completed, and that 
the following is the best basis for making an estimate: List up all 
the buildings, with their ground area in square feet, all the miscel¬ 
laneous structures, either on the square foot, the lineal foot, or the 
unit basis (as may appear best), all the track on the lineal foot basis, 
the turnouts on the unit basis, etc.; assign a unit price to each item, 
as determined by the special local conditions, carry out the cost exten¬ 
sions and totalize; to the total thus obtained add a percentage to cover 
incidentals and items not shown by the layout plan; this percentage 


151 


may vary from a minimum of ten per cent to a maximum of 25 per 
cent, according to the completeness of the layout plan and the degree 
of confidence which may be felt in the unit prices assumed; the grand 
total should represent the approximate cost of the plant, exclusive of 
the cost of land and grading, which should be estimated separately, 
these two items not being susceptible of reduction to a unit basis. If 
the buildings have been designed in detail their cost may be checked 
upon the cubic foot basis. 

The report is signed by R. H. Soule, Chairman; L. R. Pomeroy, 
T. H. Curtis, S. F. Prince, Jr., A. E. Manchester.” 

POWER PLANTS—TOTAL COST. 

Cost per Cost per 

Engine Generator Cost per Cost per Notes. 


Item 

H. P. 

K. W. 

Sq. Ft. 

Cu: Ft. 


131 

131.33 

219.00 

11.40 

.40 

Far West, modern; a sub¬ 
stantial, effective plant de¬ 
void of ornamentation or 
refinement; coal dumped 
from trestle and shoveled, 
ashes shoveled. 

132 

140.27 

210.00 

7.00 

.18 

Middle West, modern; build¬ 
ing has considerable orna¬ 
mentation inside and out, 
but the equipment auxili¬ 
aries are simple; overhead 
crane in engine room. 

133 

115.00 

167.00 

12.20 

.28 

East, modern; building has 
considerable ornamentation 
alternating current appara¬ 
tus inside and out; princi¬ 
pally with auxiliary direct 
current equipment. 

134 

185.06 

278.00 

11.50 

.36 

Middle West, modern; in¬ 
cludes (besides boilers, en¬ 
gine generators, and air 
compressors), induced 
draft apparatus, coal and 
ash handling apparatus, 
hydraulic plant, etc. 

135 

129.28 

•210.60 

14.62 

.33 

Middle West, modern; a very 
complete plant both me¬ 
chanically and architectur¬ 
ally. 

136 

123.00 

191.00 

14.30 

.36 

Middle West, modern; large 


enough to allow for a one- 
third increase in capacity of 
plant. 


152 


Cost per 

Cost per 



Notes. 

Engine 

Generator 

Cost per 

Cost per 

Item H. P. 

K. W. 

Sq. Ft. 

Cu. Ft. 


137 129.00 

225.00 

10.40 

.58 

East, modern; fireproof con¬ 
struction throughout. 

138 90.90 

151.50 

10.40 

.24 

West, modern; a simple but 
effective plant limited to 
direct current, no coal or 
ash handling apparatus. 

139 • 128.60 

211.00 

10.55 

.31 

Middle West, modern; con¬ 
densing equipment. 

ERECTING AND MACHINE SHOPS. 


Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Item 

Building 

Only 

Tools 

Misc. Eqpt. Total 

Building 

Only 

Total 

140 

3.50 

1.08 

.71 5.34 

.076 

.115 

141 

1.03 

2.49 

.187 3.70 

.034 

.123 

142 

.706 

1.78 


.029 

.... 

143 

1.67 

2.05 

.086 3.79 

.051 

.118 

144 

2.43 

.81 


.051 


145 

1.65 

2.69 


.041 


146 

1.80 

1.65 


.046 


147 

1.82 

.... 


.050 


148 

3.08 

1.65 


.073 



140. East, modern; brick and steel transverse shop, erecting shop 
has both heavy and light cranes; machine shop has crane service through¬ 
out, saw tooth roof. 

141. Middle West, old; brick and wood, transverse shop in two 
parts, one part one story with slate roof, the other part two stories 
with gravel roof. 

142. Middle West, old; stone and wood, transverse shop, gravel 
roof supported by posts. 

143. Middle West, old; brick with wood and iron roof trussing and 
shingle roof, longitudinal shop, machine shop on one side, traveling 
cranes in erecting shop. 

144. Middle West, modern; brick and steel, transverse shop, high 
for two-thirds of width with heavy crane, the remaining one-third 
being low, with saw tooth roof. 

145. Middle West, three-fourths old, one-fourth new, brick and 
steel, transverse shop, new part two stories; no traveling cranes. 

146. Pacific Northwest, modern; brick and steel, overhead crane. 

147. Pacific Southwest, modern; brick and steel, overhead crane. 

148. Far West, modern; brick and steel, overhead crane. 
















153 


MACHINE SHOP. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Item 

157 

157. 

posts. 


Building Building 

Only Tools Misc. Eqpt. Total Only Total 

.952 - - .... .038 

Middle West, old; brick and wood, gravel roof supported by 

BOILER AND TANK SHOPS. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Item 

Building 

Only 

Tools 

Misc. Eqpt. 

Total 

Building 

Only 

Total 

158 

2.98 

.72 

.84 

4.54 

.083 

.127 

159 

1.58 

.40 

.... 

.... 

.049 

.... 

160 

.84 

.94 

.076 

1.87 

.033 

.075 

161 

1.66 

.48 

.083 

2.24 

.059 

.080 

162 

.99 


• • • • 

. . . . 

.025 


163 

1.53 

.96 


.... 

.095 

.... 


158. East, modern; brick and steel, cranes cover entire floor, saw 
tooth roof. 

159. Middle West, modern; brick and steel, one-half width high 
for crane service, the other half lower and without crane. 

160. Middle West, old; brick and wood with slate roof. 

161. Middle West, old; brick and wood, shingle roof, gallery along 
one side, cranes over part of floor space. 

162. Pacific Southwest, modern; brick and steel, overhead crane, 
smith shop in one end. 

163. Middle West, two-thirds old, one-third new; brick and wood, 
new part two stories, no overhead cranes. (?) 

SMITH SHOPS. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Item 

Building 

Only 

Tools 

Misc. Eqpt. 

Total 

Building 

Only 

Total 

164 

. . . . 

.734 

.110 

.... 

.... 

.... 

165 

2.63 

.982 

.171 

3.78 

.080 

.115 

166 

1.79 

.144 



.049 

.... 

167 

.432 

2.26 

.086 

2.77 

.019 

.126 

168 

1.06 

1.09 

.050 

2.22 

.035 

.074 

169 

2.25 

. . . . 

. . . . 


.... 

.... 

170 

1.43 

.665 

.435 

.... 

.042 

.... 

171 

1.50 

.... 

.... 


.... 

.... 

172 

2.37 

1.96 

.348 

4.68 

.052 

.104 

173 

1.21 

. . . . 

.... 

.... 

.041 

.055 

174 

1.38 

. . . . 

.... 

.... 

.... 

.... 

175 

.91 

.60 

• • • • 

.... 

.031 

.... 














154 


104. Middle West, old. 

165. East, modern; brick and steel, high and light, thoroughly 
equipped. 

166. Middle West, modern; brick and steel, one hundred feet wide, 
hip roof without posts. 

167. Middle West, old; brick and wood with slate roof. 

168. Middle West, old; brick and wood, shingle roof. 

169. Southeast, modern; brick and steel, unusually high (thirty- 
three feet from floor to lower cord of roof truss). (These figures should 
be used with caution, as they are not official, but were taken from a 
published statement.) 

170. Middle West, modern; brick and steel. 

171. Middle West, modern; brick and steel, tile and gravel roof. 

172. Middle West, modern; brick and steel, brass foundry and 
car machine shop under same roof, equipment very complete. 

173. East, modern; concrete and steel, 80-foot span, no posts. 

174. Northeast, modern; brick and wood, 60-foot span, no posts, 
simple construction. 

175. Middle West, two-thirds old, one-third new; brick and 
wood(?). 

IRON FOUNDRY. 

Cost per Sq. Ft. of Ground Area, Cost per Cu. Ft. 


Item 

176 

176. 


Item 

178 

178. 


Building Building 

Only Tools Misc. Eqpt. Total Only Total 
3.18 .... .... .... ..... 

Brick and steel, modern; U. S. Navy Yard, Bremerton, Wash. 


PATTERN AND UPHOLSTERY SHOP. 


Cost per Sq. Ft. of Ground Area. 


Cost per Cu. Ft. 


Building 

Only Tools Misc. Eqpt. Total 
.857 .... .131 .988 


Building 

Only Total 

.043 .050 


Middle West, old; modern building, two stories. 


PASSENGER CAR REPAIR SHOPS. 

Cost per Sq. Ft.of Ground Area. Cost per Cu. Ft. 


Item 

Building 

Only 

Tools 

Misc. Eqpt. 

Total 

Building 

Only 

Total 

179 

1.24 


.016 

1.25 

.042 

.043 

180 

1.20 



.... 

.... 

.... 

181 

2.64 

.044 

. .096 

2.78 

.099 

.105 

182 

1.34 


.015 

1.35 

.056 

.057 

183 

.68 

.003 

.057 

.74 

.026 

.028 

184 

.83 

.... 


.... 

.029 

.... 


179. Middle West, modern; longitudinal shop, brick and wood. 

180. Southeast, modern; transverse shop, brick and wood, has 
upholstery and cabinet shops under same roof. (These figures should 











155 


be used with caution, as they are not official, but were taken from a 
published statement.) 

181. Middle West, modern; transverse shop, brick and steel, in¬ 
cludes upholstery and trimming shop and hot-air heating. 

182. East, modern; transverse shop, brick and steel with cement 
foundation, saw tooth, wooden roof. 

183. Southeast, modern; transverse shop, brick up to window sills, 
corrugated galvanized iron sheathing on wooden frame above, gravel 
roof, granolithic floor, used also for painting and varnishing. (Identical 
with Passenger Car Paint Shop No. 193.) 

184. Middle West, old; brick and wood (?). 

PASSENGER CAR PAINT SHOPS. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Item 

Building 

Only 

Tools 

Misc. Eqpt. 

Total 

Building 

Only 

Total 

185 

1.24 


.044 

1.24 

.04 

.04 

186 

1.94 

.055 

* .092 

2.09 

.072 

.078 

187 

1.02 

.... 


.... 

.033 


188 

1.20 

.... 



.... 


189 

1.01 

.... 

.039 

1.05 

.035 

.036 

190 

.35 



.... 

.... 

.... 

191 

2.36 

.009 

.056 

2.43 

.081 

.084 

192 

1.13 


.009 

1.14 

.051 

.052 

193 

.68 

.003 

.057 

.74 

.026 

.028 

194 

.89 

.... 

.... 

.... 

.032 

• • • • 


185. Middle West, modern; longitudinal shop, brick and wood. 

186. East, modern; longitudinal shop, brick and steel, saw r tooth 
roof, hot-air heating. 

187. Pacific Southwest, modern; transverse shop, brick and steel. 

188. Southeast, modern; transverse shop, brick and wood, has var¬ 
nish room and pipe shop under same roof. (These figures should be 
used with caution, as they are not official, but were taken from a pub¬ 
lished statement.) 

189. Northeast, modern; longitudinal shop, brick and steel, includes 
small paint, varnish and boiler rooms at one end. 

190. South, old; wooden structure. 

191. Middle West, modern; transverse shop, brick and steel, in¬ 
cludes cleaning room, varnish room and hot-air heating. 

192. East, modern; transverse shop, brick and steel with cement 
foundations, saw tooth, wooden roof. 

193. Southeast, modern; transverse shop, brick up to window sills, 
corrugated galvanized iron sheathing on wooden frame above; gravel 
roof, granolithic floor, used also for coach repairs. (Identical with 
Passenger Car Repair Shop No. 183.) 

194. Middle West, old; brick and wood (?). 







156 


FREIGHT CAR REPAIR SHOPS. 



Cost 

per Sq. Ft. of ground Area. 

Cost per 

Cu, Ft. 


Building 



Building 


Item 

Only 

Tools 

Misc. Eqpt. 

Total 

Only 

Total 

195 

.40 

.... 

.016 

.415 

.022 

.023 

196 

2.12 

.123 

.047 

2.29 

.075 

.080 

197 

.29 

• • • • 

• • • • 

.29 

.015 

.015 

195. 

Middle 

West, old; 

wooden building, longitudinal, 

entirely 


enclosed. 

196. Middle West, modern; brick and steel, longitudinal, includes 
cabinet shop and hot-air heating. 

197. Middle West, old; large shop, longitudinal construction not 
known, but probably wood with partly open sides. 

CAR SMITH AND CAR MACHINE SHOPS. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 

Building Building 

Item Only Tools Misc. Eqpt. Total Only Total 

199 .77 1.06 .... .... .028 

199. Middle West, old; brick and wood (?). 

WHEEL AND AXLE SHOP. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 

Building - Building 

Item Only Tools Misc. Eqpt. Total Only Total 

200 4.03 2.16 .72 6.91 .16 .276 

200. West, modern; brick and steel, for car work only. 

CAR REPAIR SHOP AND PLANING MILL. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Building Building 

Item Only Tools Misc. Eqpt. Total Only Total 

201 .975 .... .... .... .031 " _ 

201. Pacific Southwest, modern; brick and steel, has intermediate 
two-story section for sub-departments. 


PLANING MILLS. 

Cost per Sq. Ft. of Ground Area, Cost per Cu. Ft. 


Item 

Building 

Only 

Tools 

Misc. Eqpt. 

Total 

Building 

Only 

Total 

202 

.487 

.54 

.010 

1.04 

.026 

.056 

203 

1.15 

1.18 

.25 

2.58 

.045 

.102 

204 

.76 

1.21 

.292 

2.26 

.033 

.098 

205 

1.85 

• • • • 





206 

.37 

• • • • 


.... 
















207 

2.54 1 

.44 

157 

.082 

4.06 

.095 .153 

208 

2.53 

.558 

• • • • 

• • • • 

.057 

209 

.39 

.50 

• • . • 

• • • • 

.014 _ 

210 

.74 

.485 

.239 

1.47 

.037 .073 

202. 

Middle West, 

old; 

wooden building, tools and equipment very 

light. 

203. 

Southeast, modern; brick up to 

floor line, 

then corrugated 


galvanized iron on insulated wooden frame, basement and one story, 
gravel roof, mechanical power in annex, cabinet shop in wing. 

204. Middle West, old; brick and wood, slate roof. 

205. Southeast, modern; steel and brick. (These figures should 
be used with caution, as they are not official, but were taken from a 
published statement.) 

206. South, old; wooden structure. 

207. Middle West, modern; brick and steel, does not include cabinet 
shop, which is separate. 

208. Middle West, old; brick and wood, includes pattern shop (?). 

210. West, modern; wooden (?). 


STOREHOUSES. 



Cost per Sq. Ft. of Ground Area. 

Cost per 

Cu. Ft. 

Item 

Building 

Only 

Tools Misc. Eqpt. 

Total 

Building 

Only 

Total 

211 

1.142 

.168 

1.31 

.044 

.050 

212 

3.60 

• . . • .... 

.... 

.... 

.... 

213 

3.05 

.67 

3.72 

.073 

.089 

214 

2.40 

.... .... 

2.72 

.110 

.124 

215 

2.00 

.... .... 

.... 

.050 

.... 


211. Southeast, modern; brick up to window sills, then corrugated 
galvanized iron on unsheathed wooden frame, two stories, gravel roof, 
platform, bins, shelves, etc., complete. 

212. Southeast, modern; brick and steel, two stories and basement, 
extensive offices in one end on both floors. (These figures should be 
used with caution, as they are not official, but were taken from a pub¬ 
lished statement.) 

213. Middle West, modern; brick and wood, three stories. 

214. East, modern; concrete construction, one end two stories, 
upper floor used for offices. 

215. Middle West, old; brick and wood, two stories (?). 


OIL HOUSES. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 


Item 

Building 

Only 

Tools Misc. Eqpt. 

Total 

Building 

Only 

Total 

216 

5.41 

1.43 

6.84 

.208 

.263 

217 

3.52 

1.55 

5.07 

.196 

.302 

218 

1.33 

• ••• «... 

.... 

.089 

.... 

219 

2.15 

1.34 

3.49 

.097 

. 159 











158 


210. Middle West, modern; brick and steel, basement and one story, 
full equipment of tanks, etc. 

217. East, modern; concrete walls and roof, one story with deep 
basement. 

219. West, modern; brick and steel, tile roof, two stories. 

ROUNDHOUSES. 

. Cost per stall. 


Item 

Number of 
Stalls 

Building Only 

220 

18 

1,388.88 

221 

46 

1,155.00 

222 

10 

2,400.00 

223 

10 

1,757.70 

224 

30 


225 

13 

1,040.00 

226 

8 

2,750.00 

227 

7 

1,033.00 

228 

33 


229 

. . 


230 

44 

1,998.00 

231 

30 

4,150.00 

232 

25 

1,950.00 

233 

48 

2,480.00 

234 

25 

1,719.00 

235 

18 

1,011.00 

236 

23 

1.065.00 

237 

44 

1,740.00 

238 

40 

1,875.00 


Tools Misc. Eqpt. 


Total 


133.00 


328.00 


2,090.00 

1,500.00 


2,200.00 

1,845.00 

2,459.00 

2,455.00 


87.50 


787.50 


2,750.00 


trussed (no posts). 

221. Pacific Southwest, modern; 80-ft. span, brick and wood, roof 
supported by posts. 

222. Far West, modern; part 75-ft. span, part 85-ft. span, brick 
and wood, gravel roof, supported by posts. 

223. Far West, modern; 85-ft. span, brick and wood, gravel roof, 
supported by posts. 

224. Middle West, old; 65-ft. span, brick and wood, gravel roof, 
supported by posts. 

225. Middle West, old; 78-ft. span, brick and wood, gravel roof, 
supported by posts. 

226. Middle West, modern; 89-ft. span, brick and wood, gravel 
roof, supported by posts. 

227. Middle West, old; 80-ft. span, brick and wood, gravel roof, 
supported by posts. 

228. East, modern; 81-ft. span, brick and steel, gravel roof, sup¬ 
ported by flat truss (no posts), rolling steel doors, cost does not include 
heating equipment. 

229. Northwest, modern; 84-ft. span, brick and wood, gravel roof 
supported by posts, cost does not include heating equipment. 




















































159 


230. Northeast, modern; 80-ft. span, brick and wood, gravel roof, 
supported by posts, annex with boilers, heating apparatus (hot air), 
and air compressor. 

231. East, modern; 90-ft. span, brick and steel, slag roof, with 
crane runway covering outer half of span, has very heavy pile and 
stone foundation. 

232. East, modern; 80-ft. span, concrete and wood, gravel roof, 
supported by posts. 

233. Northeast, modern; 75-ft. span, brick and wood, gravel roof, 
supported by posts. 

234. Northeast, modern; 75-ft. span, brick and wood, gravel roof, 
supported by posts. 

235. Northeast, modern; 72-ft. span, brick and wood, gravel roof, 
supported by posts. 

236. West, modern; 80-ft. span, brick and wood, gravel roof, sup¬ 
ported by posts. 

237. Middle West, part old, part modern; 70-ft. and 85-ft. spans, 
gravel roof, supported by posts (?). 


LAVATORY. 

Cost per Sq. Ft. of Ground Area. Cost per Cu. Ft. 

Building Building 

Item Only Tools Misc. Eqpt. Total Only Total 
239 .... .... .... 2.55 

239. Middle West, modern; average of three large lavatories (in¬ 
cluding water closets, urinals, wash room and locker rooms); buildings 
of concrete and brick with tile roofs on wooden trusses; cement floors, 
complete with contents, ready to use. 


OFFICE BUILDINGS. 


Cost per Sq. Ft. of Ground Area. 


Cost per Cu. Ft. 


Item 


Building 

Only Tools Misc. Eqpt. Total 


Building 
Only Total 


240 .306 .... .... .... .030 

241 8.01 .557 .295 8.86 .167 .187 

242 1.04 .... .... .... .034 

240. Middle West, old; frame building with brick foundation, in¬ 
cludes M. M. store department, steam heat. 

241. Middle West, modern; brick and wood, basement, two stories 
and attic, ornamental architecture. 

242. Middle West, old; wooden, two stories and basement (?). 



Cost 

Add. 


per 

For Each 

Item 

Lin. Ft. 

Switch. 

243 

0.70 

170.00 

244 

1.00 

180.00 


f 1.00 

75.00 ] 

245 • 

to 

to \ 


.1.25 

125.00 J 


TRACK. Notes. 

Based on use of “fit” (second hand) 67 lb. rail 
Based on use of 1 ‘fit” (second hand) 85 lb. rail 

Based on use of new rail, according to weight. 







160 


TURNTABLES. 

Item Diameter Cost Notes. 

246 70 ft. $3,000 Exclusive of pit. 

247 70 ft. 5,091 Including pit (?). 

TRANSFER PITS AND TABLES. 

Cost per Sq. Ft. of Pit. 


Item 

Pit 

Table 

Total 

Notes. 

248 

.31 

.17 

.48 

Far West, modern; to handle the heavi¬ 
est class of engines. 

249 

.43 

.16 

.59 

East, modern; pit of concrete through¬ 
out; capacity of table, 200 tons. 


MISCELLANEOUS STRUCTURES. 

Item Name Cost 

250 Ash pit.. $30.20 per lineal foot. 

251 Coal chute. .65 per sq. foot. 

252 Water tank.1,900.00 total. 

253 Water pipe, underground laid. ... 1.43 per lineal foot. 

254 Sewer pipe, underground laid. ... 2.88 per lineal foot. 

255 Long lines of wrought iron pipe 25.00 per 100 lin. ft. Y diam. 

(for air, gas or water), with usual 45.00 per 100 lin. ft. 2" diam. 

proportion of valves, fittings, etc., 85.00 per 100 lin. ft. 3" diam. 

in place. 130.00 per 100 lin. ft. 4* diam. 

Notes. 

251. Two sided with trestle approach (?). 

252. Fifty thousand gallon capacity on timber trestle (?). 

253. Large system, pipes from 12 in. down to' 4 inch. 

254. Large system, pipes from 24 in. down to 12 inch. 

255. Given by large pipe contracting firm of Pittsburg. 


MINOR BUILDINGS. 


Item Name 

Cost per 

Cost per Notes 



Sq. Ft, 

Cu. Ft. 

256 

Iron storehouse. . . . 

.24 

.011 

Old, wooden (?). 

257 

Brass foundry. 

1.96 

.098 

Old, brick and wood (?). 

258 

Upholstery shop. .. . 

.58 

.029 

Old, brick and wood (?). 

259 

Paint mixing shop. . 

.58 

.029 

Old, brick and wood (?). 

260 

Paint storehouse.. . . 

1.75 

-.087 

Old, brick and wood (?). 

261 

Freight repair shed . 

.11 

.... 

New,wooden,open sides(?) 

262 

Dry kiln. 

.79 

.039 

Old, wooden (?). 

263 

Lumber shed. 

.21 

.... 

Old wooden open sides (?). 

264 

Storehouse shed. . . . 

.31 

.015 

Old, wooden (?). 

265 

Coal shed. 

.24 

.020 

Old, wooden (?). 

266 

Coal shed. 

.25 

.021 

Old, wooden (?). 

267 

Charcoal shed. 

.21 

.017 

Old, wooden (?). 

268 

Ice house. 

.57 

.028 

Old, wooden (?). 

269 

Ice house. 

.60 

.030 

Old, wooden (?). 

270 

Crematory. 

2.52 

.210 


271 

Small office building 

.50 

• • • • 

Old, wooden, one story. 


(The report ends here.) 

















161 


CAR SHOPS. 

The detailed percentages of two large buildings will serve as a guide 
for an approximate estimate. 

Excavation.. 

Concrete foundations. 

Concrete coach pits. 3.73 

Concrete floor in Coach Repair Shop . 1.38 

Concrete floors in two lavatories. 

Concrete water table and door sills. 

Stone window sills. 

Brickwork. 12.47 

Lumber. 5.56 

Millwork and glass. 2.68 

Carpenter labor. 2.67 

Steel lintels. 2.05 

Structural steel (450 tons). 20.08 

Unloading and setting S. steel. 2.47 

Galvanized iron and copper. 

Skylights. 9.39 

Gravel roof. 1.58 

Floor track. 1.58 

Hardware, ladders, lantern sash device. 1.41 

Lockers.. 

Painting. 1.51 

Plumbing. 3.51 

Heating. 8.24 

Air, steam and water pipe. 8.24 

Plaster in lavatories. 


No. 1 

No. 2 

.66 

.23 

7.40 

5.38 

3.73) 


1.38 i 

7.22 

.23 J 


.38 \ 


.28/ 

1.29 

12.47 

11.22 

5.56 

3.68 

2.68 

2.84 

2.67 

2.73 

2.05 

1.84 

20.08 

23.02 

2.47 

2.55 

1.58 

1.73 

9.39 

9.21 

1.58 

1.93 

1.58 

1.61 

1.41 

1.68 

.74 

1.10 

1.51 

1.58 

3.51 

2.10 

8.24 

8.48 

8.24 

8.52 

.18 

.06 

100.00 

100.00 


REMARKS: In No. 1 the total area over the walls was 85,980 sq ft. 
The cost as above, without architect’s fee or contractor’s percentage, 
$1.70 per sq ft. The hight to eaves 25' 4". No grading or filling is 
allowed. Owing to nature of ground the foundations had to run deep 
—one-half the amount might be sufficient for foundations and pits. 
If piling is required allow 7c per sq ft of total area. In some shops 
pits are not used. 

The total area of No. 2 was 84,113 sq ft. The cost as on No. 1, $1.68. 
The hight to eaves 25' 4' 1 '. No grading or filling. Foundations were 
as deep as on No. 1, but did not have to be so far spread as there was 
no piling. 

In both the figures for heating and piping are approximate. 

The following are the detailed percentages of a modern 


BLACKSMITH SHOP AND A FOUNDRY. 

B’smith Foundry 


Excavation.46 1.11 

Piling. 1.98 2.55 

Concrete foundations and small floors. 5.70 8.09 
































162 


B’smith Foundry 


Concrete water table.60 .52 

Cut stone window sills.60 .51 

Brickwork. 13.70 14.81 

Lumber. 3.25 2.94 

Millwork and glass. 3.52 3.29 

Carpenter labor. 2.31 2.19 

Gravel roof. 1.39 1.43 

Skylights. 7.20 3.11 

Steel lintels. 2.58 3.58 

Floor track. 1.40 .22 

Hardware, ladders, lantern gearing. 1.31 1.47 

Painting. 2.67 1.40 

Galvanized iron and copper. 1.79 .80 

Lockers. 1.15 .84 

Plumbing. 4.10 2.66 

Plaster.24 .07 

Heating, blast, exhaust, sump. 3.34 7.73 

Structural steel. 12.55 28.28 

Structural steel, erecting. 1.54 3.41 

Piping for air, steam, water, oil. 5.27 4.20 

Bins, outside and motor platforms. 3.70 4.79 

Machine foundations. 7.01 

Wiring, lighting, power. 6.00 

Furnaces and foundations. 4.24 

Water filter.40 


100.00 100.00 

Blacksmith shop, $2.14 per sq ft; foundry, $2.55. Add from 50 to 
100 per cent to cost of buildings proper for tools and equipment. No 
grading or filling. No fee or percentage. 

Outside foundry bins for coal, etc., 23c per sq ft on ground. 
Carpenter labor on blacksmith shop, 5c per sq ft of area over build¬ 
ing; car shop, 4^c; paint and wheel shop, 5.4c; foundry, 5.6c; mill, 


6.6c; all at 40c per hour. 

CRANES: 50 ton electric.$19,000 

25 ton electric. 11,600 

10 ton electric. 6,200 

15 hand. 1,000 


Motors included. Prices vary according to span, etc. 

A comparison of sq and cu ft prices on actual cost of buildings 
proper runs as follows: Machine and erecting shop, $2,964 sq, 5.71c, 
cu; Boiler Shop, $2,665, 5.78c; Storehouse, $3.99, 12.2c; Pattern Shop, 
$2,863, 7.54c; Oil House, $2.03, 10.7c.- 

FOUNDATIONS FOR STEAM HAMMERS. 

The following figures are approx, as depth, soil and manufactures’ 
ideas differ. On good soil piles are unnecessary. See page 24 for cost, 
of concrete for machine foundations. 

































103 


800 lb. HAMMER: 

1,050 ft lumber.. ..$31.25 

15 yds excavation. 7.50 

1 2 piles. 72.00 

12 cy concrete. 84.00 

Bolts. 5.00 


1100 1b. « 19 975 

1650 ft lumber. $49.50 

15 yds excavation. 7.50 

12 piles . 72.00 

12 cy concrete. 84.00 

Bolts. 8.00 


2500 1b: $221.00 

2,150 ft lumber. $64.50 

25 yds excavation. 12.50 

16 piles. 96.00 

25 cy concrete. 175.00 

Bolts. 12.00 


5000 1b: $360.00 

3,350 ft lumber.$100.50 

30 yds excavation. 15.00 

22 piles.. ... 132.00 

28 cy concrete. 196.00 


$443.50 

SAND HOUSES: On 2 the estimates were 78c and 80c per sq ft 
without crane. Size 14 / x20 / and 16 / x20 / . Crane complete with base 
and labor, $156.00. On house proper labor is 50 per cent of material. 
LUMBER SHED: Allow 48c per sq ft of actual ground surface, 
with deep concrete piers set 16' centers. With piers about 4' deep 
instead of 9', 40c. About 16' high, with second story floor over one- 
third of area. 

REINFORCED CONCRETE ENGINE HOUSES: At Galewood, Ill., 
the estimated cost of 36 stalls was $80,000, or $2,200 per stall. This 
was for concrete up to the windows sills and brick above. 

Another of the same design and 30 stalls was built at West Milwau¬ 
kee for $65,000, or $2,167 per stall. Both were 84' over all. (See 
also page 145.) 

WAREHOUSE: The Railroad Gazette of October 14, 1904, gives the 
comparative cost of slow-burning wood, and a steel frame factory 
building with brick walls. The floors are designed for load of 100 lbs 
to sq ft. The size is 60'xl00', 7 stories high. Cost of slow burning 
construction, $35,000; fire-proof, $57,000. Per cu ft 6.2c and 10.2c; per 
sq ft of entire area 83c and $1.36. Cost of columns per sq ft 27c and 75c. 

























164 


SLOW-BURNING. 


FIRE-PROOF. 


Excavation. 

Cellar floor. 

Foundation concrete. . 

Brick. 

Windows, 4'x7'. 

Roofing. 

Timber, yp. 

Flooring, yp. 

Flooring, 1" yp. 

Iron work. 


1,800 cy . 1,800 cy 

6,000 sq ft. 6,000 sq ft 

150 cy . 150 cy 

39,000 c ft.39,000 c ft 

238 
60 sqs 

116,000 ft bm 
73,000 ft bm 
46,000 ft bm 
46 tons 


Steel columns . 
Steel beams.. . 
Concrete floors 
and roof. .. . 


238 
60 sqs 
105 tons 
252 tons 

42,000sq ft 


The building is very plain. Basement walls, 24"; 17" for next 4 
stories; 13" for 2 top stories. 

For actual cost of mills and warehouses, especially in the south, 
see the 1905 edition of “Kidder,” page 724. 

ICE HOUSES: On 8 houses with floor space from 5,000 to 11,000 
sq ft the estimated cost was from 80 to 96c per sq ft, with an average 
of 89c. Machinery, $600 to $900 each house extra. 

On a house of later design, $1.10 per sq ft; 48c per sq ft of outside 
walls to level of wall plates, not including gables; 4.6c per cu ft to level 
of wall plates. Material, 60 per cent; labor, 40 per cent of total. Size 
24'xl60'x24' high to plates. No machinery or percentage. 

CISTERNS: For a 3,000 gall cistern, 8'x8', 9" walls, $100, 3£c per 
gall, or $1.66 per bbl. 

For 100,000 gall 24 r diam, 30' deep, 12" concrete bottom, 9" walls, 
$1,131, 1.131c per gall, or 57c per bbl of 50 galls. 

CASES: An approx figures is given on page 17, and this may be sup¬ 
plemented by the following from actual work done: 

A case 13' 6"xl8' high, 33" deep below counter shelf, and 16" above 
was set in building, but not oiled for $165, or 68c per sq ft of frontage. 

All the front was covered with sliding doors, one below counter shelf, 
two in hight above. On a Y basis there were about 1,400 of lumber, 
including back. Below counter were shelves about 12" apart; above 
were pigeon holes 6"xll". 

Another 9' 8"x9' 6"x3' 2" deep divided into 420 pigeon holes was 
set in place for $197, 47c per hole, or $2.15 per sq ft. The smallness 
of the holes and the extra depth account for high price, even although 
doors were not used. (See also page 91.) 

SLIDING LADDERS for such high cases cost about $15 with track. 

Mahogany wainscoting about 3'-6" high, of average design, and 
good Tabasco material, $4 per If, no oil finish. Allow at least 60c per 
sq yd for painter. 

Marble base, $1.65 per ft. 

Brass foot rail, $1.25. 

SCRAP. 

SPIKES: For heavy oak plank on bridges, etc., allow 1 keg of $"x8" 
boat spikes per 1,000 ft bm. 

















165 


TRACK: For 2' gage track, old rail, 52 lbs, allow 30c per ft. For 
turntables, $50 each. Approximately 40c per track ft including turn¬ 
tables. For 8' turntables, plain top, $200, Chicago; wt, 5,800 lbs. 
CORRUGATED IRON: For No. 28 galvanized, $7 per sq in place. 
Not corrugated, $6. Labor from 75c to $1 per sq. Profit included. 

For heavy galvanized iron, about 16 to 18, 12" to 4' diam, allow 
from 8 to 10c per lb in place, profit included. For 3" mesh expanded 
metal, 6| lbs to sq yd. 

CHAPTER XXIV 
PRICE-BOOK 

Prices sometimes change in a week, and estimates must change with 
them. An alphabetically indexed pocket price-book is useful, as each 
change of price can be entered under the proper date. A book of this 
kind soon becomes valuable and should last for years. I recently saw 
a good one 10 years old. Under N come nails, $2.25 or $2.60, as may 
be; C, cement, L, lime, etc. 

Cement, Am. Portland,$2.40, 6-20-1901. 

“ “ “ 1.60, 3-21-1904. 

CHAPTER XXV. 

REINFORCED CONCRETE AND CEMENT STONE. 

The shelves are beginning to groan with books on the subject. There 
is a wealth of theoretical discussion, and many excellent illustrations 
of work done, but scarcely anything about cost. 

The following prices are taken from the work of Buel & Hill: 

“A building of the factory type of reinforced concrete throughout, 
includings footings, outside and inside columns, walls, girders, beams 
and floor plates, roofs and stairs, will cost the contractor seldom less 
than $20 per cu yd of concrete in place, and of this cost from 25 to 35 
per cent will be for forms, including materials, erection and removal.” 

But there is much difference in buildings. 

“For example, the cost of the Ingalls building at Cincinnati” (See 
page 33) “including foundations, columns, walls, floors, stairs, etc., 
was $5.85 per cy of concrete in place, whereas in constructing a 4 story 
shoe factory in the same city, including only footings, beams, and 
floor plates, the forms cost the same contractor $6.25 per cy of con¬ 
crete in place. 

“For floor slabs of ex. metal construction, forms may be as low as 
$2.20 per cy on a 16' span with a 400 lb load, and as high as $3.25 on 
a 16' span with a 100 lb load.” 

“For beam and plate construction forms run from $5.50 on a 16' 
span and 500 lb load, to $10.50 on the same span and 100 lb load.” 

“The forms for concrete steel floors will cost from 4£ to 6c per sq ft 
including everything. 

“The forms for a concrete wall 4" thick will cost from 8 to 11c per 
sq ft, measured on one side only. 

“The forms for columns cost about 22c per If. 

“For floor work forms range from 10 to 20c per sq ft. 


106 


‘ ‘ Experience on about 30 buildings shows that it is rarely possible 
to furnish centering and remove it for much less than $4 per cy. The 
cost, should never exceed $6. 

CONDUITS: On a number of large conduits, forms ex. metal and 
concrete, but no excavation, cost was $10.50 per cy. In another part 
of the book conduit work is priced at $6.20. 

On the $10.50 work the labor is given as follows: "On the 6' sewer 
the forms were made 8' long; and two sections, or 16 1 ft, were built 
in from 8 to 9 hours, including setting of forms, by one foreman, one 
carpenter and fifteen laborers. The total was 13 c yd of concrete.” 
This 6' sewer was not reinforced. 

The same gang built 14 If of S'-b" sewer in 10 hours. 

The 9' conduit contained 20 c yd of concrete, 1,200 sq ft ex. metal, 
125 bags of cement for a section 13'-6" long. 

The forms were covered with No. 27 galvanized iron on the outside 
to leave a smooth surface on the finished work. 

CLEANING: Cleaning bridges of concrete cost 60c per sq yd. On 
a plain part, not including moldings, balusters, etc., the cost was only 

90 ppnfo 

CEMENT STONE. 

Under various names this artificial stone is becoming very popular. 
There are now, in 1905, 4,000 plants all over the country. Most of 
the stuff is hollow, some smooth, some "tooled”, some rock faced. 

In some parts of Nebraska this really fine building material is sold 
for as low a price as 14c per cf, and laid for 4 to 5c extra. Stone often 
costs ten times as much. 

In Kansas City the material is laid in the wall complete at 32c per cf. 

As an average for various states an Indiana manufacturer quotes 
12 to 20c per block, not laid. A block contains about, one c ft. 

An Omaha price for a block 8" high, 24" long, 8" thick is 20c, and 
about 7c extra for setting. 

A Wisconsin contractor gives me the following prices: "I manu¬ 
facture stone 9"x32"xl0" thick, or 2 sq ft, for 9c per sq ft of wall. I 
pay 2c each block for delivery. I retail blocks at 35c each, or 17^c 
per sq ft. I put up wall complete, blocks, mortar, labor, and finishing 
joints above grade for 25c per sq ft.” 

CHAPTER XXVI. 

HINTS ON HOUSE BUILDING. 

This chapter and the following one were not written for architects 
or builders, but for their "victims,” and may be passed over, if desired, 
by those who are well enough acquainted with all the tricks of the 
trade. It is not the want of information that keeps us back—there 
are libraries with a million volumes, and still we lag. 

A traveling library could be filled with works on house building; 
here only a few hints are given for plain people who build plain houses. 
The other kind can hire experts. There are figures enough elsewhere 
in this book; these two chapters are for the average man and his wife, 
and are written in a popular way. 


167 


BRICK OR STONE VERSUS WOOD. 

I never saw a wood house before I reached the shores of the United 
States, and one of the strangest and most beautiful panoramas that 
has never faded out of my memory in a score of years, was Staten Island 
and the white houses stretching over the land. They were not only 
interesting and strange in themselves, but had an added charm because 
1 knew that the ‘ 'Yankees” lived in them. 

The best architect is he who can put up fine buildings with the ma¬ 
terial at hand. In Greece he used marble, but in the Low Countries 
he was driven to brick; and the development of the frame house in the 
United States shows that the plentiful woods of the forests can be 
made attractive enough in design and treatment to take the place of 
any material used in the older countries. 

Which is best,—marble, stone, brick, concrete or wood? They are 
all best, but it often seems that the wood house is by far the most 
attractive, especially when newly painted. The average European 
idea of a wood house is a shelter of logs with the bark on, a hole in the 
roof to let out the smoke, and a few pairs of wolves’ eyes glaring in 
through the darkness. We know that they are of a very different 
character. 

The danger in a frame house is from fire, but when a fire breaks out 
the difference between brick and wood is not so very great after all. 
There is really no good reason why houses should be built within two 
feet of each other, as is often done. A visitor from Mars might in¬ 
quire if there was a scarcity of land, or wonder to see one-fourth of 
residence parts of a city lying vacant. A city law might be made 
compelling owners to leave 10 feet between the nearest cornices of 
adjacent buildings, unless divided by a wall of fire proof construction. 
For light, ventilation and consequent good health, as well as fire pro¬ 
tection, a law of this kind should be in force. But in Baltimore we 
recently had a lesson from a fire that went through all kinds of buildings. 

If the workmanship is good, if the timbers are of the right size, and 
the outside covering of the proper quality, a frame house can be built as 
near perfection, from all standpoints, as any dwelling inhabited by man. 

A brick house absorbs moisture, but it can easily be protected by 
wood furring, or by the inside lining of 4" hollow tile that is now be¬ 
coming popular. The plaster is put on the rough tile, without furring 
strips, and the danger from fire running up behind the lath is obviated. 

The choice of material is largely a matter of taste, location and purse, 
except in some rather dull looking cities which do not permit frame 
houses inside their limits. Of course it is reasonable that certain 
portions of a city should be protected from the danger of fire-traps, 
but frame houses are an ornament to any residence district. 

EXCAVATION. 

Digging a hole in the ground does not require much explanation,— 
almost anyone can do that part of a contract. Sometimes a house 
is set upon posts to save expense, and if a cellar is afterwards required, 
the digging has to be done at a much increased cost. 


168 


Cellars are often plastered with cement on the hard natural earth. 
In some soils this system is satisfactory; in others it is merely a waste 
of money, as the earth crumbles away and leaves the broken surface. 
A lining of brick is better even for a cheap cellar. 

FOUNDATIONS. 

On page 35 the thickness of the walls of a one story cottage is given 
at 2 feet. This is one extreme; the other is 9 inches. Just about 
between the two is safe. For a basement of more than 6 feet high 
the walls should be at least 13", or 3 bricks in width. If of stone they 
are usually made 16", as that is about as cheap as 12". Concrete should 
not be less than 12". A 9" basement wall, even 7' high, is safe enough 
if really good brick are used, and if they are carefully laid in cement 
below the ground line; but very often inferior brick are used, care¬ 
lessly laid in lime mortar, and in the end there is trouble that far out¬ 
runs the original saving. A poor foundation is a luxury that few 
can afford. 

The walls below the ground should be carefully plastered on the 
outside with good PORTLAND cement not less than f" thick, in the 
proportion of 1 cement to 2, or even 3, of sand, if the 3 is not made 4. 
It is strange that this simple precaution against water going through 
the wall is often neglected. A trifling saving is made, but there is, 
at least in some locations, a spoiled wall to watch and repair. As a 
safeguard of health, cellars or basements should have cement floors, 
and walls should be plastered on the outside below grade. Portland 
cement should be used for the ¥ top covering in the cellar, but the 
concrete below may be made of natural cement, although the other 
is better all through. The floor should be made about 3" or 4" thick, 
although 2" can be made to serve. No. 2 has only 2£". 

The outside face brick ought to be hard. There is no cure for a 
soft brick in an outside wall but removal, and this is apt to be expensive. 
It is better to be careful at the start. 

While, of course, hard brick are to be preferred all through, there 
is not much risk in a soft brick in the center of the wall. Unless of 
a very inferior nature a practical bricklayer would just about as soon 
as not use a soft brick in his own house, when concealed, but with 
face work it is different. Inside as well at out’side it should be of good 
material with joints struck neatly with the edge of the trowel, and 
not with the flat in a plasterer’s fashion. 

Por.ch piers should not be less than 12"xl2". 

A first class foundation can be made of stone, brick, concrete, or 
the artificial stone now becoming so popular. The chief danger is 
poor workmanship, and too much sand. 

Many people prefer pressed brick for the outside walls. There are 
beautiful shades on the market, and it is a pleasure to look at a fine 
front, but first-class work can be made with good, common, hard brick. 
Europe has brick buildings hundreds of years old, of good plain ma¬ 
terial, and they are among the most beautiful specimens of the brick- 
man’s art. Some of the American architects are getting back to the 


109 


old style, the indispensable condition of successful work being brick 
made of good clay, well burnt and shapely. 

Many fine pressed brick fronts are spoiled after a rainstorm by the 
alkali coming out; there is no danger of this with common brick, so 
that, all things considered, no one should be depressed by the fact 
that purse or locality forbid the more stylish article. 

SIDEWALKS: It is best to put down permanent walks at first, and 
save trouble afterwards. Wood begins to rot as soon as laid. If it 
is used the stringers should be of white pine. Yellow pine rots in a 
very short time. 

Cement or brick pays in the long run. (See pages 11, 16, 33, 53.) 
CHIMNEYS: Hard brick should be used for all exposed work, and 
more especially above the roof. To repair a chimney above the roof 
is rather expensive, as a scaffold is required. Why not make it of first- 
class labor and material and be done with it for 20 years? A stone 
or iron cap should be put on, as the brick loosen at the top if left un¬ 
protected; or a heavy coat of good Portland cement may be used. It 
is better to lay all the chimney brick above the roof in cement—at 
the very least the top 12" should be so laid. 

A startlingly large proportion of fires are due to defective flues. In 
most cities now, tile linings inside of the brick are obligatory. If they 
are not used the joints should be struck on the inside and all the sur¬ 
face afterwards plastered. In time the plaster burns out, and the 
fire gets through to the woodwork. Carpenters should not be allowed 
to drive plugs of wood into chimneys. 

A chimney should be as straight as possible, and be carried up above 
the highest point of the roof to draw well. 

ROOMS: Make them as large as you can, but not too large either. 
Why heat useless space? “A little house well filled, a little farm 
well tilled.” In most houses only one room is really well heated in 
winter. The one selected should be made the largest. 

Make the second story rooms full hight. There is not much economy 
in half story rooms with a part of the slope of the roof used, and they 
are hot in summer. 

I have followed this method of construction several times and re¬ 
gretted it. Rather than do it again I would leave off all the lath, 
plaster and finish on the full hight top story, and wait till money enough 
was at hand to finish a house that would always please and not some¬ 
times provoke. Of course, some have to be content with this construc¬ 
tion, but it is not desirable. 

DORMER WINDOWS: The half story house often make them 
necessary. If there is any place that requires care it is a dormer win¬ 
dow. If they once begin to leak there often seems to be no cure but 
tearing down to find the trouble. The best tin, the best workman¬ 
ship, the best paint are necessary. 

CLOSETS: In spite of the newspaper jokes, neither architect nor 
contractor delights in small closets. There are, of course, some who 
waste money enough on useless ornamentation to give plenty of closet 
space, but in general small closets are due to small pocket books. Many, 


170 


in fact most, women do not have any idea of sizes when marked on 
a plan, and are disappointed when the house is built. It often seems 
that a good idea would be to have a covered enclosure in a city where 
for a small fee 2"x4" plates would be laid down and moved to suit the 
actual sizes wanted. It is easy enough to make rooms and closets of 
any required size if the cost is not limited, but it is hard to supply a 
No. 1 article at a No. 4 price. 

CEILINGS: Some are made 11' high, others 9'. For the first floor 
9' 6" is the lowest hight that ought to be used, and 10' 0" makes a 
better house. For the second floor 9' 0" is low enough, but 8' 6" is 
sometimes used. These hights are between finished floor and plaster. 
Allow for sheeting, if put on, top floor, and plaster, or 3" altogether. 

WOOD FRAMING. 

SILLS: Some prefer a solid sill laid on the basement walls, and others 
use a “box” sill of two planks, the one flat, and the other of the same 
width as the joists standing on edge on top of it, and flush with the 
studs, which are set on a plate of their own width nailed to the planks. 

I like the box sill, as the full strength of the joist is insured, but some 
cities make the solid sill obligatory. 

When a solid sill is used a notch has to be made for the joists which 
are then cut to fit. Usually they are cut about half way up, and the * 
whole bearing comes on the upper half, while the lower is left to swing 
free instead of being blocked up on the foundation. We know that 
a good carpenter does not do such work—we also know that in half 
the houses built the joists have their throats cut in just this fashion. 
GIRDERS: Many cottages are spoiled for want of a central girder 
with posts set on wide foundations to support the joists. When the 
weight of the plaster is put on the floors begin to sag. 

JOISTS: The joists should be 2xl0’s well bridged; 2x8’s are strong 
enough if the span is not too great. Even for an attic floor not less 
than 2x8’s should be used. The saving in using 2x6’s is not very much, 
and if the span is wide the floor is spoiled and the plaster below cracks. 
On a cottage 22'x40' the difference in cost in 2 inches of width is only 
about $6, for joists set 16" centers. Why spoil a house for .$6? All 
floor joists should be bridged when the span is more than 8'. Below 
partitions joists should be doubled, or 2x4’s spiked in between the two 
bearing joists. 

WALLS: The walls of the average house are usually built of 2x4’s 
set 16" centers; 2x6’s are better, unless for small cottages, as, after 
surfacing, the 2x4’s are only lf"x3f". Rough lumber costs about 
$1 per 1000 more, owing to freight. All window and door openings 
should have double studs. All corners and doors should have nailing 
blocks for base, as there is no nailing on the stud after the thickness 
of the plaster is deducted, in the corner, and after the door casing is 
put on. There is a good deal of difference between a well built house 
and one of the other kind. 

RAFTERS: In some cheap houses the rafters are set at 2' centers 
—they should not be set more than 20" in any house; and 16" or even 


171 


12" is often used for long spans, slate or tile roofs, etc. For cottages 
2x4’s are large enough, but 2x6’s should be used for a really good house. 
Too many carpenters neglect to brace and tie ceiling joists and rafters 
together, and the roof sags. Many roofs are spoiled before the car¬ 
penter has time to finish his contract, for want of a little care and a 
slight expense. 

The least pitch of a shingle roof should be J. A pitch of \ is better, 
especially if attic is to be used. (See page 83.) For a gravel roof 
1" rise to 12" is enough. 

BOARDS: Roof covering is best laid close in cold climates, but it 
is sometimes kept about 2" apart to save lumber. 

SHINGLES: The best on the market should be used. There are 
many places to economize, but the roof covering is not one. I have 
a cottage with cypress shingles put on about seventeen years ago. 
They have never been repaired, and are still in fair condition. Exactly 
four years ago, when short of cash, or suffering from a streak of econ¬ 
omy, I shingled another cottage with a second grade quality of white 
pine shingles. They are already loose, the nails are rusted, the nail 
holes worn, and in about a couple of years a new roof covering will 
be required. That is a practical illustration of quality. As the labor 
on a poor shingle is often more than on the best, the advantage of put¬ 
ting on the best is easily seen. Galvanized nails should be used, as 
they do not rust like the common kind. Shingles should not be laid 
more than 4^" to the weather, unless on a very steep roof. Even on 
that 5" is the limit. 

There are some excellent stains on the market, and it pays to dip 
the shingles For the cost see pages 15, 113, 114. If stain is not at 
hand, linseed oil may be used, as it is a good preservative. Common 
paint is not desirable, as it glazes over the surface and ends, catches 
water, and induces dry rot, while the oil or stains go into the pores, 
Some roof paints are rather suspicious. Good linseed oil, the base, 
costs 60 to 70c per gallon—how can paint be sold for 40 to 50c if the 
requisite proportion of oil is used? 

BOARDING: Either common boards, shiplap, or flooring will do 
for the outside covering. Usually the boards are nailed on horizon¬ 
tally, but sometimes on an angle of 45 degrees. Waste and labor are 
greater, but the framework is better braced with angle boarding. Some¬ 
times, again, men without a conscience nail the siding directly on the 
studs; in buying a house built in a boom town it is advisable to see 
that there is sheathing between the siding and the framework. Paper 
must be used between boards and siding. 

BASE AND CORNER BOARDS: Good houses have a board around 
them at level of foundation. The sheeting should be flush with the 
masonry, and the base board set down about an inch to cover the 
joint. The water table is nailed on top to receive the siding. Corner 
boards and frame casings should be 1^'thick. Sometimes the base 
board is not used, but the siding is put clear down. As a picture looks 
best inside of a frame, so does a house inside of a border. 


172 


SIDING: White pine siding is the best, but it is not so common now 
as formerly. A good substitute is California redwood or cypress. 
Siding looks well when mitered at the corners, but costs more than 
if corner boards are used. But unless the lumber is dry the corner 
board shrinks, and a bad joint is the result, clear from base to roof. 

Either 6" or 4" siding is standard, but the narrow kind is now used 
on the best houses. It costs more than the wide. (See page 14.) 

Sometimes the sides of a house are shingled. I do not like the style, 
but it is a matter of choice. Gables, bay windows, bands, etc, look 
well when treated in this way, but an entire house covered with shingles 
is rather monotonous. 

PORCHES: Do not make the posts too large for a cottage. In 
former years they used to be about 4"x4",—now they are 12" in diam¬ 
eter. A four-room cottage is not a Greek temple. Why put up such 
disproportionate columns for a little porch? Is there no fair medium 
between the spindle and the “monolith”? The modern style sets 
people of a sarcastic nature talking about “beer purses and champagne 
appetites”, ‘‘the tail wagging the dog”, “Queen Anne fronts, and Mary 
Ann backs”, and so on. 

The ordinary porch of a dozen years ago was spoiled by being made 
too narrow. The minimum width from house to outside edge of floor 
should be six feet. Six inches of that, at least, are lost by posts and 
railing. The wide veranda is becoming popular. 

TOWERS: There is a difference between a cottage and a castle. 
Each may be a beauty, but what fits one may be out of place on the 
other. Be sparing of towers, drawbridges., moats and battlements 
on an ordinary house. After all, plain Mose Smith is a far better 
neighbor than Sir Brian de Bois Guilbert would be. 

THE LINE OF BEAUTY: For outside work in general, an archi¬ 
tect of experience will not use much fancy scroll cut material, brackets, 
ridges, circles, curves, etc. The amateur and the country carpenter 
delight in that kind of display, but the owner of the house has to pay 
the bill in a very few years when the sun and rain do their work. Just 
as with marble, stone, brick or wood houses the architects of all countries 
in the years behind us have had to adapt themselves to the materials 
at hand, so their brothers of America might just as well accept the 
July sun as an established fact and stop fighting it. The contest is 
too unequal. 

There is a difference between the simple, beautiful, square house 
with the plain roof, and the one we built when Queen Anne was the 
reigning monarch. The bills for repairs have been coming in since then. 
WINDOWS: In many ways the little details of American houses 
are more convenient than those of European ones—but rattling sash 
are unknown in Europe, while they are everywhere here, and they are 
anything but a blessing. The trouble is with the outer sash. It is 
made to fit easy, and it fits loose. As the blind stop and the parting 
strip between which it slides can not be moved the rattling comes as 
soon as the wind rises. If the meeting rail were left wide enough to 
plane, and fitted hard against the one on the inner sash, the pressure 


173 


would prevent rattling there especially after the lock was in place; 
hut machine made stuff must be ready to slide without planing and 
there is no margin left for a proper fit. 

The inner sash can easily be fixed right, as the stop can be moved 
in to suit. Stops should be screwed on, but they are usually nailed 
in ordinary houses. 

FLY SCREENS: They are most serviceable when they cover the 
entire window on the outside, as both sash.can then be moved, but 
they cost more than half screens and rot sooner owing to exposure to 
the weather Outside blinds cannot be used with full screens. 
BLINDS: Neither outside nor inside blinds are so popular as they 
once were, especially for good houses. Heavier glass, sometimes 
plate, is used, and the danger of breakage from hail is ended. But, 
of course, the New York ruralists will cling to them for ages yet. As 
salt goes with egg, corned beef with cabbage, and butter with bread, 
so with them, green blinds go with white houses, one and inseparable, 
now and for evermore They are truly rural. 

GROUNDS: To keep the plaster straight it is better to use grounds 
all over the house. There are from f" to f" thick x 2" wide, planed 
smooth on one side, and are nailed around all openings, and under 
base, wainscoting, etc. In cheaper houses the window frames and 
finished door frames are used, so that the expense of grounds may be 
saved. (See pages 76, 85.) But the plaster stains the wood, and if 
natural finish is used instead of paint the blemish is always seen. If 
grounds are not put around window openings care should be taken 
to keep lath clear of the frame which is often pushed in far past the 
straight line. 

Grounds may be left off under base if the plasterer is careful with 
his work. But if they are not used the position of the studs should 
be marked on the floor before the plastering is done, so that the base 
may be nailed solidly, and not merely to the lath. 

FINISH. 

FLOORS; Yellow pine flooring is not well adapted for outside work, 
at least north of Mason and Dixon’s line. When laid near the ground 
it rots in a few years. White pine is the best; Oregon fir is a fair sub¬ 
stitute. 

If the expense is not too much, under floors of sheeting, shiplap, 
or cheap flooring should be put down all over the house. The plaster¬ 
ing is then done before the finish floor is laid. On the first floor, as 
least, an under floor should be put down, and after the plastering it 
finished, building paper and the finish floor. It is better laid on an 
angle of 45 degrees, not merely for bracing, but because of a more 
equal surface than w T hen the boards run parallel with the top floor. 
The inequalities of the under floor are not then reproduced on the 
upper one. 

The new and better style is to use rugs instead of carpets, and good 
floors, or at least, good borders are necessary for them. Good oak 
floors cost money. (See pages 13, 75.) But if material is used a 


174 


hardwood border only may be put down, and the center of the room 
filled in with ordinary flooring. There is no real necessity of covering 
the whole floor with hardwood. The thin material may be treated 
in the same way, but special flooring is required for the center, while 
any lumber yard carries material. 

When laid after plastering, and well smoothed and varnished, good 
yellow pine makes a beautiful floor, as fine a floor, indeed, as the average 
man could desire. 'Tis the average woman who sighs for the other. 

Quarter sawed, or “rift” sawed, yellow pine is by far the best ma¬ 
terial. There are several grades of this. The common flat sawed 
flooring becomes in time a source of trouble with slivers. There are 
also several grades of this common stock. The difference between 
edge grain, or q s, and the common No. 1 in a house 22 / x40 / is about 
-111 per story. If the quarter sawed is not used for the main part it 
should certainly be used for the kitchen, as there is no possibility of 
slivers arising from the edge grain, owing to the way the tree is sawed 
at the mill. The old flat grain is never used in a good house now. 

Flooring should not be wider than 4", or 3^" face. Narrower than 
that is better, but more expensive. Care should be taken to prevent 
the use of too many short lengths. (See page 142.) 

Narrow maple really makes the best kitchen floor, but it costs money 
to put it down. (See page 13.) Square edged is not adapted for houses. 

Oak floors are used in the front rooms. They are even more ex¬ 
pensive than maple, and require to be carefully laid. They ought 
to be quarter sawed to look well. The are best, but the thin floor 
is often used. (See pages 13, 75.) White and red oak are used. White 
is harder and better than red—and costs 'more. 

It is a mistake to lay floors too soon, unless in summer when the 
plaster soon dries. Neither architect nor contractor is to blame for 
dampness in a new house, as natural conditions cannot be forced: 
but kiln-dried flooring, doors, etc, immediately begin to swell when 
put in the building. The doors have to be stripped until they will 
close, and when they dry they are too narrow to look well. The floors 
shrink until they are spoiled. We are a very illustrious people here, 
as it were, but we have acquired the unfortunate habit of planting a 
bush at night and going out to pluck a rose next morning. 

JOINTS: Ill-trained carpenters often make the joints of a floor all 
clustered together, owing to the length of the boards, when they might 
as well be distributed; and they join members of base, cornice, etc., 
within too short a distance, thus spoiling the look of the finished work 
and weakening its strength. 

STAIRS: Make square platforms, unless winders cannot be avoided. 
See that steps and risers are grooved together and blocks glued in 
behind, or the stair will soon creak. Try to so arrange a plan, for even 
a cheap house, that there is a separate entrance to the kitchen from 
the stairway. This is often done by making one stair serve from the 
second floor to the first landing, but running two flights from there 
down to first floor, one to the back, another to the front part of the 


175 


house. There should be a passage at side of stair from the kitchen to 
the front door, so that the main rooms need not be used. 

DOORS: Narrow doors are a source of much trouble. Front, kitchen 
and cellar doors should not be less than 3' 0" wide; main room, 2' 10"; 
bed room, 2' 8"; closet, 2' 4". A closet door may be 6' 0" high when 
below a stair, etc, but 6' 8" is the least desirable hight for any door, 
and T 0" is better. Doors ought to be on a level if possible. Tran¬ 
soms give light and ventilation to halls. Some do not like them 
CASINGS AND BASE: Finish of all kinds is easiest treated when 
plain. The Japanese, among their other eminent qualifications, have 
the knack of living in simple houses with simple furniture. We fill 
houses full of hard work, and scrub and fight and worry over useless 
moldings, useless furniture, useless stair ornamentation, grilles like 
Chinese puzzles, and a score of other useless dust collectors. It is 
done to please “flub-dub” architects who talk of “Louis Quinze, 
Seize, Quatorze,” or some other man or woman with a thousand servants. 

Why were we so slow in discovering open plumbing? It seems 
strange that we should have used the old kind so long. Our descen¬ 
dants will say, “Why were they so long in discovering simplicity of 
style in houses and furniture? Why did they keep their shoulders 
below useless loads?” Here, we are at least further advanced in the 
right direction than the British and Germans. They box everything, 
and make their furniture heavy enough to last for a thousand years. 

The under side of the casings of a window should be within 6" of the 
ceiling, if we are to believe the sanatarians. This gives good venti¬ 
lation, but spoils the border for paper and picture mold. Each builder 
must decide for herself whether esthetics or health is to have first place. 
WAINSCOTING: The walls of kitchens and bathrooms are seldom 
wainscoted now. They are either plastered with hard plaster or tiled. 
This style of finish is much better. Of course, paneled wainscoting 
is still used in fine houses. 

Dining rooms look well with paneled wainscoting. It gives a kind 
of a “baronial” flavor to the ordinary house, but it costs a good deal. 
(See page 90.) A plate molding may be used if wainscoting is too 
expensive. 

WOODS: There are a score of woods to choose from. White pine,— 
or yellow pine as we used to call it on the other side, our yellow pine 
being known as “pitch” pine,—is better for paint and better than yp 
even for oil finish. The best grades are now so expensive, however, that 
some millmen would just as soon supply red oak, which, of course, 
requires more labor to put in place. The usual fashion for a house 
costing from $1,800 up, is to finish the main rooms on the first floor 
in oak, or some other hardwood, and make yp, cypress or a cheap wood 
serve for the kitchen and upstairs. White oak is more expensive 
than red; quarter sawed than plain, but the difference is seen in the 
finished w r ork. 

GLASS: Beveled plate looks well, but again we come to the old trou¬ 
ble,—it costs more than common plate. Plate glass is far superior to 
common glass, AA. common to A., and A. to B. Double thick is natur- 


176 


ally stronger than single. (See page 93.) When good plate is put 
in it can scarcely he seen, if well cleaned. There are two qualities 
of plate. 

In general, it is a mistake to use circular or bent glass. If a light 
gets broken it is often necessary to wait for weeks before another comes 
from the factory, and the price is several times as much as for straight. 

The best work is bedded with putty before the glass is laid in the 
rabbet, then small galvanized angular brads, or points, are pressed 
in to hold the light in place. Common work, mill glazed, is often left 
without back putty. 

TIN: Some prefer gutters built up on the roof rather than those 
which hang at the eave. The roof gutter looks a little better, but costs 
more. Other gutters are concealed inside of the cornice, clear of the 
walls, just as the hanging ones are, so that there is no danger of water 
going through the boarding if a leak takes place. The roof gutter 
should also be clear of the main wall. 

It is cheapest in the end to use the best tin, but even if the poorest 
material is used, with a hanging gutter there is no trouble in putting 
on a new one. It is otherwise with those that are built up. The tin 
goes under the shingles, and several courses have sometimes to be 
taken up where repairs become necessary, and the expense is con¬ 
siderable. The best material should be used when running under 
shingles, and it should be painted two coats of mineral paint on the 
under side before being laid, to prevent rust, and two coats on the upper 
also when in place. 

In valleys, especially, where two roofs meet, the one plane running 
north and the other east, for example, see that the best quality of tin 
is put down regardless of the cost. Economize on something else than 
tin in such a place, for if poor material is used and the shingles—all 
cut to an angle at the bottom— have to be lifted on both sides to get 
the new tin under, repairs are unusually expensive. The old proverb 
of penny wise, pound foolish applies here. 

The difference, then, is clearly seen: one may use poor tin for hang¬ 
ing gutters, or they may be left off altogether, for that matter, but 
. flashing around chimneys, dormers, valleys, tin shingles on corners 
and such work as can not be easily repaired without tearing up the 
roof should be of the best material carefully painted. 

Some of the best brands of tin are Taylor’s Old Style, M. F., and 
Merchants Old Method. These brands are stamped in the sheet. I. X. 
of the various brands should be used for valley linings. 

Galvanized iron is now often substituted for tin, and it is better 
than the cheap brands, but not so good as the ones mentioned above. 
(For prices see page 99.) 

Pressed brick siding, rock faced siding, tin shingles over entire roof, 
and such devices to imitate better material, are seldom seen in cities, 
but are much admired by those whom the New York Sun—“The 
Impartial Shiner”—calls “the ruralists.” 


177 


LATH AND PLASTER. 

LATH: Metal lath is the best, but it is more expensive than white 
pine, the next best. It is seldom used for ordinary dwellings, but 
both for clinching the mortar and for fire protection it is superior to 
wood. But for metal the joists or strips, especially on ceilings, should 
not be more than 12" centers, as it sags at a wider distance. When 
joists are wider they are usually furred with lx2’s. 

For wood the joints are broken every 15 inches or so to keep the plaster 
from cracking in a straight line from floor to ceiling. Outside brick 
walls are now often lined with 4" hollow brick which take the place 
of the^ inside course and make the use of wood strips unnecessary. 

In Scotland split lath is used almost exclusively, and it is much 
better than the sawn lath, as the surface is necessarily straight grained 
and not cut across, thus weakening the strength of the wood. 

Lathers should not crowd lath against window frames. 

MORTAR: Cement plasters have now taken the place of the old 
lime kind. (See page 67.) 

Sand for all plasters should be screened. It is possible to spoil the 
plaster by using too much sand. 

The ordinary small house is finished in two coats, but all, except 
the very cheapest, should have three. The first coat, the brown coat, 
usually put on at the same time as the first, and, after thorough drying, 
the white, or putty coat. Sand finish is not usually put on dwellings, 
but it is best for halls and large rooms where the surface is to be painted 
instead of papered. Three coats are necessary for metal lath, as the 
first has to be thin and dry before the next is put on. 

The walls of kitchens, pantries, corridors, halls, stairs and bath¬ 
rooms are now often finished to a hight of 3 or 4 feet with the hardest 
of cement plasters, such as Keene’s Best Cement, and no wood wains¬ 
coting used. It is the cleanest and best finish short of enameled tile 
or such expensive material. At base, wood wainscoting, and around 
all openings where wood finish is to be nailed on, the plaster should 
be carefully straightened. 

It is sometimes hard to keep even the best plaster from cracking. 
Muslin screens should be put over all openings to keep out the hot 
summer air which dries the mortar too soon. 

After a time, where paper is not used, burlap is put on the side walls 
and unbleached muslin on the ceiling and the surface painted, but 
ordinary houses are not usually treated in this way. The burlap is 
either plain and painted after it is put on, which appears to be the 
more satisfactory way, or it can be bought already stained in various 
shades. The joints should of course be butted and not lapped like 
some cheap wall paper, as it is thick. It is too heavy for ceilings. 

HARDWARE. 

See page 117, and buy according to your purse. Good, serviceable, 
and even beautiful, hardware may be had at a very reasonable price. 
All the rest is leather and prunella, bowing in the house of Rimmon, 
and so forth—but the hardware men are as much entitled to their 


178 


shire of the extravagance as other merchants, and they can supply 
a quality of goods which would have surprised the founders of this 
republic. We excel in hardware on this side of the Atlantic. 

Use loose pin butts, so that doors can be removed without using a 
screwdriver. Cast iron is cheap, and may serve for years, but may be 
broken in a day; wrought iron is safer. Put on mortise locks, not 
rim locks. Sliding doors should be hung from the top. Some run 
on the floor, others on side devices. Sash should be hung on weights, 
and not on any kind of balances. (See page 77.) If fly screens are 
to be put on the inside, which is the ordinary way, flush sash lifts should 
be used, as the hook or bar lifts project from the sash. 

Under no circumstances should hardware be put on before the painter 
is finished. It is next to impossible to paint around it without smear¬ 
ing. With varnish the results are worse than with paint, for the one 
is seen, and the painter has to be careful, but the other is not, and is 
run over the face of locks on doors and windows, clogging them and 
preventing working. The hardware man is often blamed when the 
painter is at fault. 

PAINTING. 

Shingles should be dipped, but not painted. 

Houses are often painted with only two coats on the outside, but 
at least three are necessary to give a proper finish. White lead mixed 
with linseed oil is the best material for the first, and subsequent coats, 
with the coloring matter added. We live in an era of adulteration, 
when even food is poisoned, and baking powder partly made of ground 
rock, and why expect pure white lead? Ochre is not so good as lead, 
but it is cheaper, and is often used for the first coat. 

The former style of decorated painting is now out of date. Houses 
are often painted in only one color, with the exception of the sash. 
Pure white looks well, but it can not be produced with fewer than 
three coats, and four or even more, are better. A shade of coloring 
matter hides many deficiences at first, and much dust afterwards. 

A good painter will never do any puttying before the first coat is 
put on. The raw wood absorbs the oil from the putty, and it dries 
and falls out. For the same reason the rabbets of sash must be primed 
before the glass is put in. 

There is more opportunity for using poor material in painting than 
almost any other branch of building. Architects usually specify that 
all materials must be brought to the job in original packages. Good 
paint lasts for a long while; poor paint fades in less than a year. 

INSIDE PAINTING: There is the choice between paint and finish¬ 
ing in the natural color, or staining and varnishing. (See page 114 
for standard finish.) 

White and gold make a fine combination, a beautiful finish, but 
from five to eight coats are required to cover the raw wood and bring 
out the proper shade. Such work is expensive. It is not possible 
to get the white effect with two coats. A little color, inside even more 
than outside, covers all blemishes, and makes a cheaper finish than 


179 


the pure article. Yellow pine is not adapted for painting nearly so 
well as white pine, or cypress. 

A cheaper finish than the pure white may be had with the usual 
hard oil treatment. Of course, this does not mean the first quality 
of work with the requisite number of coats, and rubbing down, but 
merely a presentable finish at a cheaper rate than for pure white paint. 
But with a little ground pumice stone and linseed oil any one can do 
the rubbing down to the much admired “egg shell gloss,” and save 
that part of the painter’s bill, or, indeed, buy the material and put 
on all the coats. (See pages 114, 115.) 

FLOORS: There are a hundred and one preparations for hardwood 
floors. Painters stand by the regular finish, and it is sure: Paste 
filler, two coats of grain alcohol—not wood alcohol—shellac, one coat 
of good varnish, sandpapered between coats and slightly rubbed down 
on the last. For all work sandpapering is essential, and it should be 
done with the grain of the wood, and not across. 

Another good finish is filler, and waxing two coats with a weighted 
brush. Still another is filler, one coat of shellac, and one of wax. Or 
filling and two coats of floor varnish, or florene, but this is not so good 
as the shellac treatment. Floor varnish costs about SI.75 per gall., 
shellac, S3.50. 

An experienced painter gave me his choice for floors as follows: 
No. 1. Filler, one coat of shellac, two of varnish, and rubbing down. 
Cost, with profit included, 50c per sq yd. No. 2. Filler, one coat 
shellac, one of wax, 30c. Such woods as oak require to be filled owing 
to the pores: yp, wp, etc, do not require filling. 

If plaster is painted in ordinary fashion, it should be stippled to 
take off the brush marks and the gloss. But bath rooms, etc, are 
often finished in enamel paint. A coat of glue size is used on plaster 
before painting. 

HEATING. 

Stove heat is good, furnace heat is better, and hot water heat is best. 
In our foolish days they used to drill us on Positive, Comparative, 
and Superlative, and here they face us once more. The first cost of 
the hot water plant is often 40 to 50 per cent more than the furnace 
one. This makes it superlative in two senses. 

CHAPTER XXVII. 

COTTAGES IN SPAIN, OR THE BUILDING OF THE NEST. 

Being an Idyllic and Popular Chapter. 

We have all heard of castles in Spain, but our age runs to cottages 
built in the same delightful country. For a thousand dollars you may 
have one while you wait, if the illustrated magazines are to be believed, 
with seven rooms, modern plumbing, electric lights flashing from cellar 
to roof, and doors and windows made to let in filtered sunshine and 
keep out flies and burglars. It is magnificent, but jealous contractors 
say that it can’t be "done. The'magazines, they say, are serving up 
the strongest quality of fiction in their advertising pages. It does 


180 


seem strange that people can be gulled so easily as to swallow the 
fables. It seems stranger still that reputable magazines will print 
the absurd advertisements. 

It may be accepted as a fact that good building costs a good strong 
price; it may also be accepted as a fact that contractors seldom make 
more than a close living if they spend their lives building small cot¬ 
tages in competition. They are cut to the bone. 1 have not built 
any for a dozen years, and so can give a fair chapter without bias. 

On page 148 an approximate figure is given for frame houses—$300 
to $350 per room without modern improvements; $450 to $500 with 
the best finish. I built my last one in St. Louis. It cost, without 
modern improvements, $330 per room; I know of an Omaha house 
now being built, 1905, one like scores of the very best kind with every¬ 
thing modern, and the cost per room complete is far nearer $600 than 
$500. These are for cities at city prices; in the country, prices can 
be cut, but not quite fifty per cent. 

The St. Louis cottage was 28 ft wide by 32 ft long, with no angles. 
It was made as plain as possible, and yet looked well. The ceilings 
were 9' 6" and 9'. 0". A cellar with earth floor extended throughout 
the entire area. Walls were of stone which was supplied free of charge. 
There were three rooms and hall on each floor. Attic had sheeting 
floor, but was unfinished. A plain front porch ran across one end, 

and there was a small balcony an second floor. Practically one par¬ 

tition ran each way dividing house into four spaces. There was a 
sliding door. The finish was all pine and painted. The people who 
are learning from the magazines how to make resplendent bookcases 
out of old soap-boxes could build such a house for a few hundred dollars, 
but a contractor cannot. It was well built. The walls were covered 
with sheeting, paper and siding; the floors were of yellow pine. Some¬ 
times the sheeting is left off. 

The parlor was 14' 3"xl5' 4", sitting room, 14' 3" xl4' 6"; kitchen, 
12' 3"xl4' 3"; hall, 12' 3"xl(r-3"; Bedrooms, 14' 6"xl4' 3"; 14' 0"xl4' 3"; 

12' 3"xl4' 3". There were two closets on second floor, and a pantry 

on first. There were two chimneys. 



Cost 

Per cent 

Excavation. 

. $30 

1. 

6 

Basement, chimneys and pipe drain. 

. 240 

12 

.6 

Lumber. 

. 482 

25. 

3 

Millwork and glass. 

. 227 

11 

.9 

Carpenter labor at 40c per hour. 

. 475 

24 

9 

Plaster. 

. 148 

7. 

.8 

Hardware. 

. 60 

3 

.1 

Tin and kitchen sink. 

. 60 

3 

1 

Electric wiring . . .. 

. 27 

1. 

4 

Mantel and hearth. 

. 36 

1 

9 

Paint. 

. 122 

6. 

4 


1,907 

100. 

0 















181 


That is actual cost; at $330 per room a small margin is left for con¬ 
tractor’s profit. Nothing is allowed for outhouses, sidewalks, clot.hes- 
poles, fly screens, cistern and broken glass. A cistern lined with 
brick is worth about $50. Over walls, deducting recess, there are 
860 sq ft at $2.22. 

Labor and material are higher since then. Such a house is worth 
$2000 in Omaha, St. Louis, Chicago or a dozen of other cities which 
might be mentioned. If lumber can be bought for $9 instead of $18 
that is another story; but no one should believe that magazine prices 
will pass in the average city. 

(See page 18 for percentage of frame buildings.) 

Carpenter labor is one of the largest items, and runs to about 1,200 
hours; the first contract I had was for a five-room house and with mak¬ 
ing much of the millwork by hand the hours were close to 1,000. An¬ 
other house of the same style, about 900. For a fine seven-room, 
hardwood finished house, including oak floors, the time was 2.200 
hours. Mitred siding, fine cornices, fancy roofs, and magazine half¬ 
tones in general take a great many hours. (See page 75 for floors.) 
On the cheapest house I ever had the carpenter hours ran to 460 for 
three rooms, a pantry, a very plain front porch, and a chimney set 
in mid-air, a building so plain as to be totally unfit for the pages of 
a magazine. The cost was about $500. 

In some parts of this'wide continent foundations need not go more 
than a foot in the ground; in other parts they ought to go four feet to 
clear the frost line. Double floors are used in the best houses; single 
are sufficient in warm climates. The best shingles are expensive; 
the kind sometimes used are scarcely fit for a stable. The workman¬ 
ship is often of very poor quality; where studs should be double they 
are left single. (See “Studs” page 82.) And so on in a score of ways. 
But even with the cheapest material and labor, and the poorest work¬ 
manship it is impossible to keep abreast of the magazine heroes. 

In Vermont, I once worked as a carpenter for $1.50 per day; in 
Oregon lumber sells for $8 per M; in the southern states foundation 
walls do not require to go very deep; and in Iowa there is a settlement 
where the houses are left unpainted—but the difficulty is to get all 
these various advantages “assembled;” and they are all required before 
the magazine cottages can be built at the given price. 

The other night a contractor and I looked over a model plan that 
might please any small family. It has appeared in several magazines, 
and is deservedly popular. The perspective of the house is in keeping 
with the well designed floor plans. 

There are 3 rooms on each floor, and a large hall on the first floor. 
There is a bath room in the second floor hall. On the first floor there 
is a large pantry and coat closet; on the second, an alcove and two 
closets. The house stands high enough to show the cellar lights clear 
of the ground; and is crowned and ornamented with the popular Dutch 
roof. The St. Louis house was square and without projections; this 
one has corners and bays spread all around, each one adding to the cost; 
and instead of one plain cornice there are two heavy ones. In pro- 


182 


Cost Per cent 

... $25 

1.5 

..: 220 

13.0 

... 320 

19.0 

... 230 

13.5 

... 350 

20.6 

... 132 

7.7 

50 

3.0 

40 

2.3 

30 

1.7 

... 100 

5.9 

200 

11.8 

$1,697 

100.0 

large profits. 

The 


portion to size it is in every way a more expensive house to build. 
The area is about 675 sq ft as against 860, but the cost of houses of 
nearly the same size is not in all ways reduced in proportion to area, 
for there are practically the same number of openings to consider for 
millwork, and stairs are the same. 

We made a rough estimate of the cost and agreed on, at the very 
least, $2,000 for Omaha, and other cities; and we made a cut rate for 
a cheap locality as follows: 

Excavation. 

Masonry.' • 220 

Lumber... 320 

Millwork and glass. 230 

Carpenter labor. 350 

Plaster, 600 yds. at 22c.’. 132 

Hardware. 

Tin. . .. 

Mantel and hearth. 

Paint. 

Plumbing. 200 


usual allowance may be added for them. Electric wiring is not in¬ 
cluded, as the specifications were not at hand, but that and other 
extras may perhaps be specified also. 

As we looked at our figures and the published price there was a con¬ 
siderable difference. According to the magazine advertisement the 
house has been built several hundred times for $1,125, presumably 
including a good profit for the contractor. No wonder the plans are 
selling. That is only $188 per room with plumbing thrown in. 

But for a “cheesebox” cottage the low figures will pass; and a plain 
house that is owned by the occupants is more to be desired than a 
stylish one owned by some one else. 

Take a rectangular house 18'x36', with no projections, 4'x9" founda¬ 
tion, 9' ceiling, three rooms and pantry, plain proch, chimney set on 
a bracket, and the cost at city prices, should not run over $648, or $1 
per sq ft. If posts and sheeting are substituted for brick foundations, 
$600 is enough. Painting, set at $50, might be done later on, and 
$550 taken as the figure. But this means a hole dug in the ground 
for a cellar, pine finished, no fancy angles outside or inside, no blinds, 
no sink, water supply, or cistern. In some localities half that figure 
would be enough. Omaha, Chicago, St. Louis, Salt Lake City, New 
York, represent the one extreme; the mountains of North Carolina, 
the forests of Washington and the pleasant climate of Florida make 
the other possible. 

The porch left off cuts the price down $50 more; and for those who 
prefer a home of their own without plaster to a plastered one belong¬ 
ing to some one else, for the course of the summer, a deduction of $75 














183 


may be made. But a contractor could not build such cottages and 
live. A good carpenter, just starting out, is willing to take such small 
contracts for the chance of making a little more than by working by 
the day. 

But let the distinction be kept clear between such ordinary shelters 
and the miniature palaces shown in the magazines. 

In looking through some recent trade journals I found a house almost 
the same as the St. Louis one, and the trade publications have to pre¬ 
sent another kind of estimates than those in the illustrated magazines, 
for their readers are acquainted with prices. 

The size is 28'x30 / over all, there is a cellar throughout entire house. 
There is no hall, but four rooms and a pantry on first floor, and four 
rooms with closets above. The division of the partitions is practically 
the same, but a box stair is used. There are only four corners, and 
the finish, outside and inside, is of the plainest. The ceilings are 9' 0" 
and 8' 6". It is as plain a house as could be built, and yet the cost 
per room is $278, and the rooms are small. The cost and percentages 
are as follows: 


Excavation and masonry 

Lumber. 

Millwork and glass. 

Carpenter work. 

Hardware and tin. 

Kitchen sink. 

Plaster. 

Painting. 

Incidentals. 


Cost 

Per cent 

$315 

14.2 

538 

24.2 

390 

17.5 

420 

18.9 

100 

4.5 

40 

1.8 

180 

8.1 

140 

6.3 

100 

4.5 

2,223 

100.0 


On the St. Louis house some of the millwork was made by hand thus 
reducing cost of this item and raising carpenter work; on the foregoing 
house the millwork is figured ready to put on. The rate per hour of 
carpenters is not given. But the two houses make a very close com¬ 
parison. 

On the first the cost per sq ft is $2.22; on this one the cost is $2.65; 
on still another plan, originally made by a friend for competition in 
“The Ladies Home Journal,” but never sent in, the cost is $4.14, the 
difference being due to furnace, plumbing, detail work and better 
finish. 

“Did you send in the plan?’’ I asked him, “No,” he replied, “when 
I found that the cost ran to more than $4 per sq ft without contractors’ 
profit I let it go.” 

His plan is square, 29'x32' with a cemented basement all through; 
attic is floored but not finished; there are halls and four rooms on each 
floor besides two bath rooms, and plenty of closets with windows. 
Counting bathrooms makes ten rooms at $384 each. The estimate 
made for him by a contractor is given below: 













184 


Excavation and masonry 

Lumber. 

Millwork and glass. 

Carpenter labor. 

Plastering. 

Hardware. 

Tin. 

Painting. 

Heating and mantel. . . . 
Plumbing. 


Cost 

Per cent 

$492 

12.82 

500 

13.03 

906 

23.61 

758 

19.75 

234 

6.09 

77 

2.01 

65 

1.70 

280 

7.30 

200 

5.22 

325 

8.47 

$3,837 

100.0 


For sod around buildings the charge in Omaha is 12c per sq yd laid. 




No matter how well you build your house it will not satisfy every¬ 
one. There are many different tastes, and it is well that there are. 
In “The Canadian Architect and Builder,” for June, 1902, there it a 
pleasant little article which may be read with profit: 


MISTAKES IN HIS NEW HOUSE. 

0. M. Weand, a railroad contractor, of Reading, Pa., has just finished 
building a house for hiipself and to commemorate the event, has pub¬ 
lished an illustrated pamphlet of fifty or more pages containing the 
criticisms of leading citizens. The title of the book is “The Mistakes 
I Made in Building a House.” Following are some of the criticisms 
of his friends: 

“Of course, you are building the house, but if it were mine, I would 
run an open porch around the corner so as to connect the two porches.” 

“I would prefer one large window in the second-story front, instead 
of the double window.” 

“You’ll make a mistake if you don’t pebble dash the exterior.” 

“You better run the 13-inch walls all the way up. It gets pretty 
windy out here sometimes.” 

“I think the ceilings are too low.” 

“My! How small the rooms are.” 

“You ought to be on the other side of the street.” 

“If it were my house, I would prefer to have the cornice several 
inches higher.” 

“By all means put a double line of boards on the first floor. It 
keeps the cellar dust from coming through.” 

“Those chimney tops look like tomb-stones.” 

“The lawn steps should have been immediately in front of the main 
entrance.” 

“Why didn’t you set the house in the middle of the lot?” 

“Personally, I prefer steam heat to the hot water system.” 














185 


PRESS NOTICES, TESTIMONIALS, ETC. 

Of First Edition. 

The principal Appraisal Company of the United States after examin¬ 
ing one book bought twenty-six for its estimators in various large cities; 
three other Appraisal Companies use it; it is used on nearly all railroads 
in the United States; the “Engineering News” bought more than a 
score for its customers; in April and May, 1905, orders came from the 
libraries of Pittsburg, Chicago, Milwaukee, Boston, St. Louis, Cleve¬ 
land, Astor, N. Y.; and contractors and insurance companies have 
swelled the list of purchasers. 

“One of the most valuable books it has been the lot of the editor 
to examine is ‘The Building Estimator.’ * * * He has compiled a 
work which ought to be in the hands of every carpenter and contractor, 
and on the desk of every estimator in every architect’s office in the 
country. Mechanical engineers have Kent, civil engineers have Traut- 
wine, architects use Kidder’s, and contractors should use Arthur’s.” 
—Architects and Builders Journal , Baltimore, Aug., 1904. 

“The author has succeeded in crowding a great deal of valuable 
cost data in a small space. Some twelve buildings erected by the author 
are illustrated in order to give a general idea of the classes of construc¬ 
tion upon which prices are given. * * * Abbreviations are not 
always clear, such as ci for cubic inches. In spite of certain defects 
the book appears to be the most complete of its class yet published.” 
—Engineering News, New York, Aug. 18, 1904. 

“It is certainly worth the price to any man. * * * There are in 
all twenty-four chapters.”— Construction News, Chicago, Aug. 6, 1904. 

“The book covers a large variety of work. * * * The author 
certainly took up his task with commendable thoroughness.”— Rail¬ 
way and Engineering Review, Chicago, Sept. 10, 1904. 

“A valuable addition to the literature on the subject.”— National 
Builder, Chicago, Sept. 15, 1904. 

“The book is incalculably valuable to a contractor.”— Building 
Trades Employers Association Bulletin, New York, Nov., 1904. 

“I feel free to say that it is the most complete work of the kind that 
I have ever seen. It seems to cover everything.”—F. E. Colby, Engi¬ 
neer and Architect, Onawa, Iowa. 

“Forward me a copy of your ‘Building Estimator’ which I have 
recently seen and much admired.”—C. J. Parker, Principal Asst. 
Engineer, New York Central R. R., Feb. 27, 1905. 

“I beg to acknowledge receipt of one copy of ‘The Building Esti¬ 
mator’. I enclose check for $6.00. Please send me three additional 
copies.”— Wm. Graham, Asst. Engineer Bridges and Buildings, B. & 
O. R. R., Baltimore, March 23, 1905. 

“Please send at once six ‘Building Estimators’.”—W m. M. Bains* 
1019-21 Market St., Philadelphia, April 25, 1905. 


186 


“The book covers practically the entire field of building, from small 
buildings to large hospitals, office buildings, machine shops, etc. It 
is the only book on estimating that we have seen that treats of the 
modern methods of construction—steel, concrete, mill construction, 
etc .”—Self Education for Mechanics, New York, April, 1905. 

“We have one copy of your ‘Building Estimator’, but wish an ad¬ 
ditional copy. Kindly forward at once.”— Noelke-Richards Iron 
Works, Indianapolis, Ind., May 12, 1905. 

“Enclosed please find express order for $4.50 for three copies of your 
valuable book, ‘The Building Estimator.’ The book is of great value 
to all engineers, and every one to whom I show it wants a copy.”—F. 
D. Chase, Chief Draftsman, Iowa Central Ry. Co., Minneapolis, Julv 
12, 1905. 

“Herewith please find money order for $3.00, for which send me two 
copies of ‘The Building Estimator’. ”—R. Angst, Chief Engineer, 
Duluth & Iron Range R. R. Co., July 19, 1905. 

“I enclose remittance for $1.50 for another copy of the ‘Building 
Estimator’, of which I ordered and received one copy a few days ago.” 
—F. T. Darrow of International Contract Co., Seattle, Wash., July 
27, 1905. 

“Please send us the following books: Six ‘Building Estimators’. ” 
—David Williams Co., New York, Aug. 3, 1905. 

‘‘Am very fond of the ‘Building Estimator’.”—D. D. Wagner> 
Contractor and Builder, Tarboro, N. C., Aug. 29, 1905. 

”1 send you today $1.50 for your very valuable book, the ‘Building 
Estimator’.”—W. T. Krausch, Architect, C. B. & Q. R. R., Chicago, 
Sept. 7, 1905. 










































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